Montana 56-County 2026 Conforming ($832,750+) and FHA ($541,287+) Loan Limits — Montana Home Minded
Updated October 2026
Montana's 56 counties do not all need the same mortgage-shopping assumptions. For 2026, the baseline one-unit conforming loan limit is $832,750, while the one-unit FHA floor is $541,287. These figures describe mortgage amounts, not maximum home prices, and the applicable county and number of units determine the correct lookup.
Distinguish the baseline from county exceptions
Conventional conforming limits govern loans eligible for purchase by Fannie Mae or Freddie Mac. FHA limits govern mortgages insured through the Federal Housing Administration. The two systems use different schedules; a higher FHA county limit does not establish a higher conventional conforming limit.
| Loan category | 2026 one-unit reference | What to verify |
|---|---|---|
| Conventional conforming | $832,750 baseline | County-specific conforming limit |
| FHA | $541,287 floor | County-specific FHA maximum |
| Jumbo | Above the applicable conforming limit | Individual lender's requirements |
Gallatin County, including Bozeman, and the high-valuation Flathead and Missoula markets deserve careful county-level checks. High prices alone do not prove high-cost conforming designation. A national high-cost ceiling is also not automatically the limit assigned to a particular Montana county.
Use FHFA Loan Limits for the official conventional county table and HUD FHA Mortgage Limits for FHA county results. Check the 2026 entry rather than relying on an older listing, search snippet, or neighboring county's figure.
Match the limit to your actual transaction
A purchase above $832,750 does not necessarily require a jumbo mortgage. For example, a $900,000 purchase with a $100,000 down payment produces an $800,000 base loan, which falls below the baseline conforming limit.
Conversely, meeting a loan limit does not establish eligibility. Credit, income, debt obligations, property condition, and occupancy still affect approval. FHA mortgage insurance also changes the cost comparison, even when the requested base loan fits the county limit.
Two-, three-, and four-unit properties use different limits from one-unit homes. Identify the property's legal unit count before comparing products.
Turn the lookup into a financing decision
Give your lender the property address, county, unit count, purchase price, and planned down payment. Request the exact applicable limit in the written comparison, especially when your loan amount is close to a program boundary.
Review the mortgage options guide for conventional, FHA, and jumbo tradeoffs. Then use the monthly payment calculator to test different down payments without confusing a larger allowable loan with a comfortable monthly payment.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
Montana 56 County 2026 Conforming ($832,750+) and FHA ($541,287+) Loan Limits — Compare the 3.5% down option at 580+ FICO with 10% at 500–579, lender overlays, 1.75% upfront MIP and the applicable annual MIP tier.
Historical 2025 one-unit comparison: conforming $832,750; FHA floor $541,287. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
- Montana Housing — state housing finance and property tax authority.
- Montana Department of Revenue — state housing finance and property tax authority.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.