Montana Mortgage Calculator (2026)
Calculate your monthly payment with Montana-specific property tax (0.84%) and average insurance ($1,940/yr).
Monthly payment
Payment breakdown
Loan summary
Amortization schedule (first 12 + every 12 months)
| Month | Principal | Interest | PMI/MIP | Balance |
|---|---|---|---|---|
| 1 | $351.16 | $2,499.00 | $178.50 | $428,049 |
| 2 | $353.20 | $2,496.95 | $178.50 | $427,696 |
| 3 | $355.26 | $2,494.89 | $178.50 | $427,340 |
| 4 | $357.34 | $2,492.82 | $178.50 | $426,983 |
| 5 | $359.42 | $2,490.73 | $178.50 | $426,624 |
| 6 | $361.52 | $2,488.64 | $178.50 | $426,262 |
| 7 | $363.63 | $2,486.53 | $178.50 | $425,898 |
| 8 | $365.75 | $2,484.41 | $178.50 | $425,533 |
| 9 | $367.88 | $2,482.27 | $178.50 | $425,165 |
| 10 | $370.03 | $2,480.13 | $178.50 | $424,795 |
| 11 | $372.19 | $2,477.97 | $178.50 | $424,423 |
| 12 | $374.36 | $2,475.80 | $178.50 | $424,048 |
| 24 | $401.42 | $2,448.74 | $178.50 | $419,382 |
| 36 | $430.44 | $2,419.72 | $178.50 | $414,378 |
| 48 | $461.55 | $2,388.60 | $178.50 | $409,013 |
| 60 | $494.92 | $2,355.24 | $178.50 | $403,260 |
| 72 | $530.70 | $2,319.46 | $178.50 | $397,091 |
| 84 | $569.06 | $2,281.09 | $178.50 | $390,476 |
| 96 | $610.20 | $2,239.96 | $178.50 | $383,382 |
| 108 | $654.31 | $2,195.84 | $178.50 | $375,776 |
| 120 | $701.61 | $2,148.54 | — | $367,620 |
| 132 | $752.33 | $2,097.82 | — | $358,875 |
| 144 | $806.72 | $2,043.44 | — | $349,497 |
| 156 | $865.04 | $1,985.12 | — | $339,441 |
| 168 | $927.57 | $1,922.59 | — | $328,659 |
| 180 | $994.62 | $1,855.53 | — | $317,097 |
| 192 | $1,066.52 | $1,783.63 | — | $304,699 |
| 204 | $1,143.62 | $1,706.53 | — | $291,405 |
| 216 | $1,226.30 | $1,623.86 | — | $277,150 |
| 228 | $1,314.94 | $1,535.21 | — | $261,864 |
| 240 | $1,410.00 | $1,440.15 | — | $245,474 |
| 252 | $1,511.93 | $1,338.22 | — | $227,898 |
| 264 | $1,621.23 | $1,228.93 | — | $209,052 |
| 276 | $1,738.43 | $1,111.73 | — | $188,844 |
| 288 | $1,864.10 | $986.06 | — | $167,174 |
| 300 | $1,998.85 | $851.30 | — | $143,939 |
| 312 | $2,143.35 | $706.80 | — | $119,023 |
| 324 | $2,298.29 | $551.86 | — | $92,306 |
| 336 | $2,464.44 | $385.72 | — | $63,659 |
| 348 | $2,642.59 | $207.56 | — | $32,940 |
| 360 | $2,833.63 | $16.53 | — | $0 |
What the payment actually costs
The carrying cost that lenders leave out of the headline number: at 0.84% effective, Montana sits 31st of 51 states and adds around $280 a month to a $400,000 home, or $3,360 a year.
Homeowners insurance runs about $1,940 a year in Montana, 11th of 51 states and above the $1,552 national average. Together, tax and insurance add roughly $442 a month to the payment before you have paid a dollar of principal.
How this fits the rest of your tax bill
Montana taxes both income and property, so neither side offsets the other. Property tax at 0.84% ranks 31st of 51, and state income tax applies on top. Model both together when comparing against a no-income-tax state, because the comparison flips depending on how much house you buy relative to what you earn.
Housing costs compound with the rate. Montana runs about 7% below national-average costs, so the same 0.84% rate applies to a smaller assessed value than it would elsewhere. A percentage rate is only half the number that matters; the base it applies to is the other half.
Property tax rates are effective statewide averages; your county assessor sets the actual figure and it varies widely within a state. See our methodology.