By state · West
Montana investor property lending
Montana DSCR tight after recent appreciation. Property tax here runs 0.8%, 0.08 points above the West average of 0.72%.
Carrying cost and DSCR
Montana's property tax rate in this dataset is 0.8% — 31 of the other 49 states run a higher rate, 15 run a lower one, and it comes in 0.08 points above the West average of 0.72%. That rate isn't decorative: it sets the monthly escrow line inside a DSCR loan's PITIA, and a higher escrow means a higher rent is needed to clear the same coverage ratio at the same purchase price. Run Montana's rate through the DSCR calculator against a real rent and price to see where a specific deal actually lands.
Montana's top state income tax rate is 6.75%, against a West average of 4.95%. Income tax doesn't enter a DSCR calculation, but it's a real number in the hold-period return an investor actually keeps.
What's specific to Montana
Montana DSCR tight after recent appreciation. Bozeman strong growth from Yellowstone proximity.
This site's classifications for Montana
The four labels below are this site's own directional classification — not a lender's underwriting policy, a law firm's opinion, or a licensing determination. Each one states its basis; where the research note above doesn't specifically support a label, that's said plainly rather than dressed up.
DSCR-friendliness
lowThis site classifies Montana's DSCR-friendliness as its own directional read, not a lender's underwriting policy or a legal standard. The basis is carrying cost: a property tax rate of 0.8% (0.08 points above the West average of 0.72%) feeds directly into the monthly PITIA a DSCR ratio is measured against. Our research notes on Montana also describe specific rent-to-price or cash-flow characteristics in its metros, which factored into the label.
LLC-friendliness
highLLC-friendliness here reflects this site's general, directional read of the state's entity-formation and landlord-tenant posture. This dataset doesn't include state-specific LLC statute detail for Montana, so treat the label as directional, not legal guidance — confirm entity requirements with an attorney licensed in Montana.
Prepayment-penalty treatment
standardMontana is classified on prepayment-penalty treatment as this site's own directional read, not a citation to Montana law. Nothing in this dataset cites a specific statute or case; the label reflects a general sense of how restrictively the state treats prepayment penalties on business-purpose investor loans. Confirm the actual prepayment structure in the loan documents themselves, not from this label.
Short-term-rental rules
lenientThis dataset doesn't include STR-specific detail for Montana, so the label is directional only. STR ordinances change often and vary city by city — check current municipal and state rules directly before relying on this classification.
Top metros in Montana
The metros this dataset flags for investor activity in Montana: Billings, Bozeman, Missoula. This directory doesn't publish metro-level pages, so none of those names link anywhere further — treat the list as context for where activity concentrates, not a ranked or exhaustive list.
Which lenders write loans in Montana?
This directory does not maintain a lender-by-state list. Only 13 of the 37 lenders tracked here publish a statesCovered figure at all, and that figure is a count of how many states a lender covers — not a list of which ones. Nothing in this dataset maps a specific lender to Montana. State licensing for private and hard money lenders is not uniform, so a lender active next door may or may not be licensed here. Confirm coverage directly with each lender in the lender directory.
West in context
Across the 13 West states in this dataset, the average property tax rate is 0.72% and the average top income tax rate is 4.95%. Montana runs 0.08 points above the West average of 0.72% on property tax.