Montana FHA Loans at a Glance: just 3.5% down · FICO from 580 · limits up to $754,400 (Billings) · pairs with Montana Housing DPA up to $15,000 · NMLS #1826020
Montana FHA Home Loans · Direct Lender Since 1998

FHA Loans Montana

Buy a Montana home with as little as 3.5% down and a credit score from 580. From booming Bozeman to Billings and the Flathead Valley, FHA keeps ownership within reach – and it pairs with Montana Housing down-payment help of up to $15,000.

  • 3.5% down with a 580+ FICO (10% down from 500-579)
  • Pair Montana Housing (MBOH) DPA – up to 5% / $15,000
  • Billings up to $754,400; Bozeman $718,750; much of the state $541,287
  • Great for Gallatin Valley, Flathead and Missoula buyers
  • Gift funds welcome; seller can pay up to 6% of closing costs

Start My Montana FHA Application →

Get Pre-Approved for a Montana FHA Loan

Fast, friendly, no obligation.

Get Your Free Quote! No Credit Pull Required.

★ 3.5% down★ 580 credit OK★ Montana Housing DPA★ Mountain-West growth★ First-time friendly★ Serving MT since 1998

Why an FHA loan works in Montana

An FHA loan is a government-insured mortgage that helps Montana buyers qualify with flexible credit, a low down payment and higher debt-to-income than conventional financing. In fast-appreciating mountain markets, that flexibility helps buyers keep pace.

Montana pairs a booming Gallatin Valley with steady Billings and a hot Flathead. Whether you are buying your first home in Belgrade or a place near Bozeman’s top schools, an FHA loan stacked with Montana Housing help gets you to closing with less cash down. Start your application →

2026 Montana FHA loan limits by county

FHA loan limits are set by county. Several Montana markets run above the floor, led by the Billings cluster and Bozeman:

Billings area – Yellowstone, Carbon, Stillwater (1-unit)$754,400 – the state’s highest
Gallatin – Bozeman/Big Sky (1-unit)$718,750
Flathead – Kalispell/Whitefish (1-unit)$615,250
Missoula & Mineral (1-unit)$598,000
Park – Livingston / Ravalli (1-unit)$563,500 / $560,050
Standard Montana counties (1-unit)$541,287

2026 one-unit FHA limits set annually by HUD; 2-4 unit limits are higher. We confirm the exact limit for your Montana county before you write an offer.

Ready to see how much home you can buy in Montana with 3.5% down? Get pre-approved today.
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Montana FHA loan requirements (2026)

Minimum down payment3.5% with a 580+ credit score (10% down with a 500-579 score)
Minimum credit scoreFrom 580; we also work with buyers rebuilding credit
Mortgage insurance (MIP)1.75% upfront (financed into the loan) plus an annual MIP around 0.15%-0.55%, paid monthly
Debt-to-income (DTI)Generally up to 43%-50% with compensating factors and automated approval
Down-payment sourceYour own funds, gift funds from family, or eligible down-payment assistance
Seller concessionsThe seller can contribute up to 6% toward your closing costs
Property typesSingle-family, FHA-approved condos, townhomes, and 2-4 unit owner-occupied Montana homes
OccupancyPrimary residence (you will live in the home)
Co-borrowersNon-occupant co-borrowers (e.g., a parent) are allowed to help you qualify

Montana down payment assistance you can pair with FHA

Your FHA loan pairs with Montana Housing (the Board of Housing, MBOH), which adds a down-payment second to a below-market first mortgage:

Bond Advantage DPA

A second mortgage up to 5% of the price, not to exceed $15,000, toward your down payment and closing costs.

MBOH Plus 0% Deferred DPA

Up to 5% / a $15,000 max at 0% interest, deferred, with tighter income caps.

Regular Bond Program

MBOH’s below-market first mortgage that carries the down-payment help.

Who qualifies

First-time buyers (or targeted areas), income and price limits, and a homebuyer education course.

Gift funds & seller credits

Combine gift funds and up to 6% in seller credits with FHA and Montana Housing help to cut cash to close.

We match the program

We line up the Bond Advantage or MBOH Plus option that fits your income.

Ask about Montana Housing – up to $15,000 in down-payment help.
See If You Qualify

Assistance programs have income, price and funding limits, are first-come while funds last, and are subject to change and eligibility. We confirm what you qualify for.

First-time buyer, family, or 55+ mover – we have a Montana FHA program for you.
Start My Application

Montana FHA loan calculators

Run the numbers on your Montana FHA loan in seconds. These estimators are for planning only – apply for your exact, personalized figures.

1. FHA monthly payment

Estimate your full monthly payment including FHA mortgage insurance.

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Total monthly payment
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Principal, interest & MIP

2. Down payment & cash to close

See your down payment and estimated cash after seller credits.

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Estimated cash to close
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Down payment amount

3. How much home can I afford?

Estimate your FHA price range from income and monthly debts.

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Estimated home price
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Max housing payment

4. FHA loan amount + MIP

See your base loan plus the 1.75% upfront MIP financed in.

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Total financed (with UFMIP)
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Base loan / 1.75% UFMIP

Estimates only and not a commitment to lend. FHA charges 1.75% upfront MIP (financed) plus a monthly annual premium (~0.55% here for illustration). Actual figures depend on your property, credit and qualification.

Stack Montana Housing help with FHA - up to $15,000.
See If I Qualify
Buy a Montana home with an FHA loan - apply nowYour Montana home is closer than you think →

Montana FHA highlights

  • 3.5% down - keep more cash in your pocket
  • 580 credit accepted; flexible, common-sense underwriting
  • Gift funds & Montana Housing help can cover your down payment
  • Buy a home, condo or up to a 4-unit you live in
  • Refinance later with an FHA Streamline - no appraisal needed

Get My FHA Pre-Approval →

Best Montana places for families & top schools

Buying where the schools are strong protects your family and your home's value. These Montana districts consistently earn top marks:

Bozeman (School District 7)

Top-rated schools in Montana's fastest-growing city.

Whitefish

Highly regarded Flathead Valley schools in a resort town.

Billings (School District 2)

The state's largest district with strong programs.

Belgrade

Fast-growing Gallatin Valley schools near Bozeman.

Missoula County Public Schools

Solid schools anchored by the University of Montana.

Helena

Well-regarded capital-city schools.

Best Montana 55+ & active-adult communities

Montana has a growing 55+ market, and FHA can finance a home in an age-restricted community (condos must be FHA-approved). Popular options include:

The Village at Buffalo Hill (Kalispell)

Active-adult and continuing-care living in the Flathead Valley.

Active-adult builds (Bozeman/Belgrade)

Newer 55+ neighborhoods in the Gallatin Valley.

Active-adult sections (Billings)

Low-maintenance homes for downsizers.

Patio-home communities (Missoula)

Downsizer-friendly homes near amenities.

Villas communities (Helena)

Maintenance-provided neighborhoods in the capital.

Condominium communities (statewide)

FHA-approved condos suited to 55+ buyers.

Montana cities we serve for FHA loans

As a direct FHA lender since 1998, we help buyers across every Montana metro. A few of the cities where we finance FHA purchases and refinances:

  • Billings
  • Missoula
  • Bozeman
  • Great Falls
  • Butte
  • Helena
  • Kalispell
  • Whitefish
  • Belgrade
  • Livingston
  • Havre
  • Miles City
  • Bozeman
  • Columbia Falls
  • Laurel
  • Hamilton
  • Polson
  • Sidney
  • Anaconda
  • Lewistown

Do not see your city? Start your application → - we lend statewide across Montana.

Start your Montana FHA loan today

Whether it is your first home, a bigger place near great schools, or a fresh start in a 55+ community, we match you to the right FHA program and get you pre-approved fast - with as little as 3.5% down.

  • Same-week pre-approval
  • Down-payment assistance and gift funds welcome
  • Friendly, local Montana guidance since 1998

Apply for My Montana FHA Loan →

Apply for your Montana FHA home loanGet pre-approved with 3.5% down →

Montana housing & FHA outlook for 2027

What Montana FHA buyers should watch heading into 2027:

The Bozeman/Gallatin boom

Gallatin is one of the fastest-appreciating micro-markets in the U.S.; median prices often outrun even the $718,750 limit, pushing buyers to Belgrade, Manhattan and Livingston.

Billings anchors the top limit

The Yellowstone/Carbon/Stillwater cluster's $754,400 reflects energy and regional-hub growth.

Flathead stays hot

Kalispell and Whitefish keep drawing resort and remote-worker demand.

Wildfire & insurance

Wildfire risk and insurance availability are emerging factors in the western valleys.

Outlook only, not a guarantee or financial advice. Market conditions change; we give you current, personalized numbers when you apply.

Montana FHA loan programs

FHA Purchase

3.5% down to buy a Montana home, condo or 2-4 unit you live in.

FHA Streamline Refinance

Lower your rate or payment with reduced documentation and no new appraisal required.

FHA 203(k) Renovation

Roll the purchase price and renovation costs into one FHA loan.

FHA Cash-Out Refinance

Tap your Montana home equity up to FHA limits.

FHA Condo Loans

Financing for units in FHA-approved Montana condominium projects.

Down-Payment Assistance

Pair your FHA loan with Montana DPA and gift funds to buy with less cash.

How to get a Montana FHA loan

Get pre-approved

Apply online in minutes and we confirm your budget, rate and down payment - with as little as 3.5% down.

Find your home

Shop with confidence in the Montana community and school zone you want; your pre-approval makes your offer stronger.

Underwrite & appraise

We handle the FHA appraisal and approval - flexible on credit, gift funds and DTI.

Close & move in

Sign, get your keys, and start building equity in your Montana home.

Montana FHA loan FAQ

What are the 2026 FHA loan limits in Montana?

The Billings area (Yellowstone, Carbon, Stillwater) is the state's highest at $754,400 for a one-unit home. Bozeman (Gallatin) is $718,750, Flathead (Kalispell/Whitefish) $615,250, Missoula $598,000, and much of the rest of the state is at the $541,287 floor.

How does Montana Housing down-payment help work with FHA?

Montana Housing offers the Bond Advantage DPA (up to 5% of the price, max $15,000) or the MBOH Plus 0% Deferred DPA (up to 5% / $15,000 at 0%, deferred). Both pair with a Montana Housing FHA first mortgage for eligible first-time buyers.

How much down payment do I need for an FHA loan in Montana?

Just 3.5% of the purchase price with a credit score of 580 or higher (10% down if your score is 500-579). Your down payment can come from savings, a gift from family, or eligible down-payment assistance.

Can I use an FHA loan to buy a condo in Montana?

Yes - the condominium project must be on the FHA-approved list, or we can request single-unit (spot) approval. We check your specific building.

Can I use an FHA loan as a first-time buyer in Montana?

Absolutely - FHA is the most popular loan for first-time buyers thanks to 3.5% down, a 580 credit minimum and gift-fund allowance, and it pairs with Montana Housing (MBOH) assistance.

Is CambridgeHomeLoan.com a direct FHA lender?

Yes - we are a direct lender (NMLS #1826020) serving homebuyers since 1998, with friendly guidance from application to closing.

Apply for your Montana FHA loan

Get pre-approved in minutes - 3.5% down, credit from 580, gift funds and down-payment assistance welcome. A direct FHA lender serving Montana since 1998.

Get Pre-Approved for a Montana FHA Loan

Fast, friendly, no obligation.

Get Your Free Quote! No Credit Pull Required.

Start My Application →

Serving Montana homebuyers Since 1998!
© 2026 CambridgeHomeLoan.com  ·  NMLS #1826020  ·  4830 W Kennedy Blvd, Tampa, FL 33609  ·  (800) 826-5077  ·  Equal Housing Lender  ·  NMLS Consumer Access

Rates, terms, FHA loan limits and program guidelines are for 2026, subject to change, and depend on the property, credit and qualification. Not a commitment to lend. This is not a government agency. Equal Housing Lender.


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