Calcuris

Montana Mortgage Calculator

On a $400,000 home in Montana with 20% down at 6.47%, the monthly payment is about $2,488 — $2,016 principal & interest, $203 property tax (0.61% effective) and $268 home insurance. Here, insurance is the larger of the two add-ons. Change the price, down payment and rate below for your exact figure.

$2,488 /mo

P&I: $2,016 · Tax: $203 · Insurance: $268

Loan amount: $320,000 · Total interest: $405,871

■ P&I 81%■ Tax 8%■ Insurance 11%
— Standard balance
Yearly amortization schedule
YearInterestPrincipalPMIBalance
1$20,599$3,597—$316,403
2$20,359$3,837—$312,566
3$20,103$4,093—$308,473
4$19,830$4,365—$304,108
5$19,539$4,656—$299,452
6$19,229$4,967—$294,485
7$18,898$5,298—$289,187
8$18,545$5,651—$283,536
9$18,168$6,028—$277,508
10$17,766$6,429—$271,079
11$17,338$6,858—$264,221
12$16,881$7,315—$256,906
13$16,393$7,803—$249,104
14$15,873$8,323—$240,781
15$15,318$8,877—$231,904
16$14,727$9,469—$222,435
17$14,096$10,100—$212,335
18$13,422$10,773—$201,561
19$12,704$11,491—$190,070
20$11,938$12,257—$177,812
21$11,121$13,074—$164,738
22$10,250$13,946—$150,792
23$9,320$14,875—$135,916
24$8,329$15,867—$120,049
25$7,271$16,925—$103,125
26$6,143$18,053—$85,072
27$4,940$19,256—$65,816
28$3,656$20,539—$45,277
29$2,287$21,908—$23,369
30$827$23,369—$0

Rates: Freddie Mac PMMS (wk 2026-06-18). Property tax: Tax Foundation. Insurance: Insurance.com. PMI applies when your down payment is under 20% (LTV > 80%). You can request cancellation at 80% LTV; the servicer must auto-terminate it at 78% (Homeowners Protection Act). How we calculate →

How much is a mortgage payment in Montana?

For a typical $400,000 home in Montana with a 20% down payment ($80,000) on a 30-year loan at 6.47%, the full monthly payment works out to about $2,488. That breaks down as $2,016 in principal and interest, $203 in property tax and $268 in homeowners insurance — so taxes and insurance add roughly $471 a month on top of the loan itself.

In Montana, insurance is the bigger of those two costs. The calculator above uses Montana's real figures by default, but every input is editable — drop in your own price, down payment, rate and HOA for an exact number, and add a loan type (FHA, VA or USDA) if you're not putting 20% down.

Montana property tax and home insurance

Montana's average effective property tax rate is 0.61% of a home's value — the 35th highest of the 50 states and DC (the 17th lowest). On a $400,000 home that's about $2,440 a year, or $203 a month, escrowed into your payment. Property tax is the part of a mortgage that varies most from state to state, which is why a national calculator can be well off for Montana.

Average homeowners insurance in Montana runs about $3,215 a year for $300k of coverage — $672 above the US average of $2,543, the 13th highest in the country. It's close to the national norm, so insurance is a moderate part of your Montana payment.

Montana mortgage payment by home price

Because Montana's tax rate and insurance are fixed shares of the cost, the monthly payment scales with the price. With 20% down at 6.47%:

$300,000 home → about $1,933/mo · $400,000 home → about $2,488/mo · $500,000 home → about $3,042/mo (all including Montana tax and insurance).

Putting less than 20% down adds private mortgage insurance (PMI) until you reach 20% equity, and a lower rate or longer search for insurance can meaningfully cut the Montana figure. Use the inputs above to model your own scenario and see the amortization schedule.

What's included in a Montana mortgage payment (PITI)

A mortgage payment has four parts, often shortened to PITI: Principal, Interest, Taxes and Insurance — plus PMI if you put down under 20% and any HOA dues. In Montana, principal and interest on a $320,000 loan come to $2,016, then Montana's property tax ($203) and insurance ($268) are collected monthly into an escrow account and paid on your behalf.

This calculator computes all of PITI for Montana, shows a full amortization schedule, and estimates how much an extra monthly payment or biweekly schedule would save you in interest over the life of the loan.

Montana mortgage — frequently asked questions

How much is a monthly mortgage payment in Montana?

On a $400,000 home in Montana with 20% down at 6.47% over 30 years, the payment is about $2,488 a month — $2,016 principal and interest, $203 property tax and $268 insurance. Enter your own price and rate above for an exact figure.

What is the property tax rate in Montana?

Montana's average effective property tax rate is 0.61% of a home's value (Tax Foundation, 2024) — the 35th highest in the country. On a $400,000 home that's roughly $2,440 a year, collected monthly through escrow.

How much is homeowners insurance in Montana?

Homeowners insurance in Montana averages about $3,215 a year for $300k of coverage, $672 above the national average of $2,543. Premiums vary by location, home age and claims history, so shop around.

Do I need PMI on a Montana mortgage?

If your down payment is under 20% on a conventional loan, lenders require private mortgage insurance (PMI) until you reach 20% equity, in Montana as elsewhere. You can request cancellation at 80% loan-to-value, and it's removed automatically at 78%. Set your down payment above to see the effect.

How much do I need to earn to buy a $400k home in Montana?

As a rough guide, the 28% rule suggests keeping housing costs at or below 28% of gross income, so a $2,488 payment in Montana points to roughly $106,610 a year, before other debts. Lenders also weigh your total debt-to-income ratio, down payment and credit score.

Mortgage calculators by state

National mortgage calculator · then pick any state:

Researched & verified by the Calcuris Data & Research Team. How we build and check our tools →