2026 limits · 56 counties
Montana 2026 loan limits for duplexes, triplexes and fourplexes
In Montana, the 2026 FHA limit for a fourplex runs from $1,041,125 to $1,450,800. 47 of 56 counties sit at the national floor; the highest is Carbon County, Stillwater County, Yellowstone County. The conforming limit, which caps a conventional loan Fannie Mae or Freddie Mac can buy, is the baseline $1,601,750 for a fourplex statewide.
Every county in Montana
The limit caps the base loan, not the price. FHA's upfront premium can be added on top without counting against it. "High-cost" marks a county whose FHA limit is above the national floor.
| County | FHA 2026 | Conforming 2026 | ||||
|---|---|---|---|---|---|---|
| 2 units | 3 units | 4 units | 2 units | 3 units | 4 units | |
| Beaverhead County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Big Horn County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Blaine County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Broadwater County Helena, MT | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Carbon County high-cost Billings, MT | $965,750 | $1,167,400 | $1,450,800 | $1,066,250 | $1,288,800 | $1,601,750 |
| Carter County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Cascade County Great Falls, MT | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Chouteau County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Custer County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Daniels County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Dawson County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Deer Lodge County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Fallon County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Fergus County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Flathead County high-cost Kalispell, MT | $787,650 | $952,050 | $1,183,200 | $1,066,250 | $1,288,800 | $1,601,750 |
| Gallatin County high-cost Bozeman, MT | $920,150 | $1,112,250 | $1,382,250 | $1,066,250 | $1,288,800 | $1,601,750 |
| Garfield County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Glacier County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Golden Valley County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Granite County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Hill County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Jefferson County Helena, MT | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Judith Basin County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lake County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lewis and Clark County Helena, MT | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Liberty County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lincoln County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Madison County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| McCone County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Meagher County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Mineral County high-cost Missoula, MT | $765,550 | $925,350 | $1,150,000 | $1,066,250 | $1,288,800 | $1,601,750 |
| Missoula County high-cost Missoula, MT | $765,550 | $925,350 | $1,150,000 | $1,066,250 | $1,288,800 | $1,601,750 |
| Musselshell County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Park County high-cost | $721,400 | $872,000 | $1,083,650 | $1,066,250 | $1,288,800 | $1,601,750 |
| Petroleum County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Phillips County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Pondera County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Powder River County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Powell County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Prairie County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Ravalli County high-cost | $716,950 | $866,650 | $1,077,050 | $1,066,250 | $1,288,800 | $1,601,750 |
| Richland County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Roosevelt County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Rosebud County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sanders County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sheridan County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Silver Bow County Butte-Silver Bow, MT | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Stillwater County high-cost Billings, MT | $965,750 | $1,167,400 | $1,450,800 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sweet Grass County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Teton County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Toole County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Treasure County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Valley County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wheatland County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wibaux County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Yellowstone County high-cost Billings, MT | $965,750 | $1,167,400 | $1,450,800 | $1,066,250 | $1,288,800 | $1,601,750 |
How much building fits under the limit
With FHA's minimum 3.5% down, the base loan is 96.5% of the price. So the most you can pay and stay inside the limit is the limit divided by 0.965.
| Where | Duplex | Triplex | Fourplex |
|---|---|---|---|
| 47 counties at the floor | $718,186 | $868,082 | $1,078,886 |
| Carbon County | $1,000,777 | $1,209,740 | $1,503,419 |
Put more than 3.5% down and the ceiling on price rises with it. Price is also only half of it: on a three- or four-unit building, FHA's self-sufficiency test often binds before the loan limit does. The calculator runs both against a county you pick.
VA and conventional in Montana
Conventional loans use the conforming column. On a 2-4 unit home you live in, Freddie Mac's published maximum is 95% loan-to-value for a mortgage its automated system accepts, but 85% (two units) and 80% (three or four) for a "super conforming" loan above the baseline, and the same 85% and 80% for a manually underwritten one.
A veteran with full VA entitlement has no county limit. If some entitlement is still tied up in another loan, VA ties the guaranty to the one-unit conforming limit even for a fourplex: $832,750 in Montana. The guaranty is 25% of that figure minus the entitlement already used.
Other states: all states and the county lookup.