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UpdatedJanuary 1, 2026ReviewedAugust 23, 2026Where our FHA figures come from
Homes and county courthouse in Carbon County, Montana, illustrating 2026 FHA loan limits for Carbon County buyers

Carbon County, MT FHA loan limits 2026

The 2026 FHA loan limit in Carbon County is $754,400 for a one-unit home — above the $541,287 national floor because HUD designates it a high-cost area. Carbon County is part of the Billings, MT metro area.

1-unit limit
$754,400
2-unit limit
$965,750
3-unit limit
$1,167,400
4-unit limit
$1,450,800

Reference data for Carbon County

We are licensed to arrange residential mortgage loans in Florida and Colorado only, so this Carbon County, MT page is published HUD/FHA reference data — not an offer or solicitation.

See where we are licensed
Quick answer

What is the FHA loan limit in Carbon County, MT for 2026?

The 2026 FHA one-unit loan limit in Carbon County is $754,400 because HUD designates it a high-cost area, above the $541,287 floor. Multi-unit limits run to $1,450,800 for four units. With 3.5% down at a 580 FICO that supports a purchase price around $781,762, and the limit applies to FHA case numbers assigned on or after January 1, 2026.

  • One-unit limit: $754,400
  • Four-unit limit: $1,450,800
  • Minimum down payment: $27,362 (3.5%)
  • HUD area: Billings, MT

Source: HUD CHUMS 2026 forward limit file. Figures are HUD maximums and illustrations, not a quote, approval, or commitment to lend. Reviewed by the licensed mortgage team at Simply Approved Mortgages against HUD Handbook 4000.1 — see our editorial policy.

Carbon County FHA planning takeaways

  • Ranked #1 of 56 Montana county areas by one-unit limit, against a statewide median of $541,287.
  • Buying above $781,762 in Carbon County means covering the gap in cash, because FHA caps the loan at $754,400 — not the price.
  • Financed upfront MIP of about $13,202 sits on top of the base loan and is normally rolled in rather than paid at closing.
  • HUD's high-cost designation here means the limit is rebalanced each December from Billings, MT median prices, so it can move year to year.
  • A 2-unit purchase raises the cap to $965,750 and a 4-unit to $1,450,800, provided you occupy one unit.

Verified local data

Carbon County housing and income data (2024)

These figures come from the U.S. Census Bureau American Community Survey 5-year estimates for Carbon County, MT. They describe the local market — they do not set your loan amount, which depends on the property price, your income and lender underwriting.

Median home value
$420,800

Owner-occupied units

Median household income
$80,261

Past 12 months

Homeownership rate
78.0%

Owner-occupied share of occupied units

Population
11,116

ACS 5-year estimate

What this means for an FHA buyer in Carbon County

  • The 2024 median home value of $420,800 sits $333,600 below the $754,400 FHA one-unit loan limit here, so a typical local home can generally be financed with an FHA loan.
  • At 3.5% down on a $420,800 purchase, the minimum required investment is about $14,728, before closing costs and prepaid items.
  • Local home values are roughly 5.2× median household income, which is a rough affordability signal — your own debt-to-income ratio is what underwriting actually measures.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates. Data refreshed August 28, 2026. Census reports estimates with margins of error and does not endorse any lender.

Government lending and hazard data

FHA lending activity and hazard risk in Carbon County, MT

In 2025, lenders reported this much FHA activity in Carbon County under the Home Mortgage Disclosure Act. These are county-wide historical statistics about applications other borrowers already filed, published by federal agencies. They do not predict any individual outcome.

FHA loans originated (2025)
27

All FHA purposes reported under HMDA (purchase and refinance)

Originated share of decided applications
73.0%

27 originated of 37 originated-or-denied

Average FHA loan amount
$312,407

HMDA 2025 originated volume ÷ count

FEMA natural hazard risk
Relatively Low

FEMA National Risk Index composite rating

Sources: CFPB HMDA Data Browser, 2025 and FEMA National Risk Index. Federal agencies do not endorse any lender or loan program. HMDA figures describe completed, county-wide reporting for the year shown — they are not an approval rate for you, not an advertised rate, and not an offer or commitment to lend.

What $754,400 buys in Carbon County

FHA limits cap the loan amount, not the purchase price. With the minimum down payment you can buy above the limit — here is the math for this county.

Max purchase price at 3.5% down
$781,762
Minimum down payment
$27,362
Max FHA base loan amount
$754,400
Upfront MIP (1.75%, financed)
$13,202

Upfront mortgage insurance premium is 1.75% of the base loan amount and is normally financed into the loan. Annual MIP is charged separately. Figures are illustrations, not a loan commitment or rate quote.

FHA requirements in Carbon County

Borrower rules

  • 580+ FICO for 3.5% down; 500–579 requires 10% down
  • Debt-to-income generally up to 43%, higher with compensating factors
  • Two-year employment history, verifiable income
  • Down payment may be 100% gifted from family

Property rules

  • Owner-occupied primary residence within 60 days of closing
  • 1–4 units; the 2–4 unit limits above apply to multi-unit purchases
  • FHA appraisal and minimum property standards required
  • Condos must be on the FHA-approved list or single-unit approved

County data

County FIPS
MT009
HUD metro area
Billings, MT
HUD median price
$606,000
Limit tier
High-cost

How Carbon County compares

Rank in Montana
#1 of 56
Statewide limit range
$541,287 – $754,400
Montana median county limit
$541,287
Counties nationwide with a higher limit
159

HUD sets each county's FHA limit at 115% of the local median home price, bounded by a national floor of $541,287 and a ceiling of $1,249,125 for 2026 (special-exception areas — Alaska, Hawaii, Guam, and the U.S. Virgin Islands — may go higher). Carbon County's one-unit limit of $754,400 is $213,113 above the national floor.

Within Montana, Carbon County ranks #1 of 56 county-equivalent areas by one-unit limit, against a statewide median of $541,287 and a range of $541,287 to $754,400. 9 Montana counties carry a HUD high-cost or ceiling limit. Nationally, 159 of 3,235 county areas have a higher one-unit limit, placing Carbon County in roughly the 95th percentile. Carbon County shares the Billings, MT HUD metro area with 2 other county areas, which HUD prices on the same median-price data.

Limits are republished every December and apply to case numbers assigned on or after January 1. Our county tables are refreshed automatically from HUD's official CHUMS limit file, the same data source the FHA Connection system uses.

Stillwater County$754,400Yellowstone County$754,400Gallatin County$718,750Flathead County$615,250Mineral County$598,000Missoula County$598,000Park County$563,500Ravalli County$560,050Beaverhead County$541,287Big Horn County$541,287Blaine County$541,287Broadwater County$541,287Carter County$541,287
All Montana county limits Look up another county

FHA loan programs explained (general information)

FHA 203(b)
FHA 203(b) Standard Home Loan

The standard FHA mortgage — 3.5% down, flexible credit, owner-occupied homes

FHA 203(k)
FHA 203(k) Renovation Loan

Buy a fixer-upper and roll renovation costs into one mortgage

FHA Streamline
FHA Streamline Refinance

Refinance your existing FHA loan with no appraisal and minimal paperwork

FHA Cash-Out
FHA Cash-Out Refinance

Tap your home equity with an FHA refinance — up to 80% LTV

HECM
FHA HECM Reverse Mortgage

Convert home equity to cash without a monthly mortgage payment — for homeowners 62 and older

Carbon County FHA questions, answered

What is the FHA loan limit in Carbon County, MT for 2026?
The 2026 FHA loan limit in Carbon County, Montana is $754,400 for a one-unit property, $965,750 for two units, $1,167,400 for three units, and $1,450,800 for four units. These limits apply to FHA case numbers assigned on or after January 1, 2026.
How much house can I buy with an FHA loan in Carbon County?
With the minimum 3.5% down payment, the maximum purchase price in Carbon County is about $781,762 — that is the $754,400 maximum loan amount plus a $27,362 down payment. Figures are illustrations, not a loan commitment.
Is Carbon County a high-cost FHA area?
Yes. Carbon County is a HUD-designated high-cost area for 2026, so its FHA limit of $754,400 is above the $541,287 national floor.
Which metro area does HUD use for Carbon County?
HUD assigns Carbon County to the Billings, MT area, and the county limit is set from that area's median home price.
What credit score do I need for an FHA loan in Carbon County?
FHA allows a 3.5% down payment with a 580 or higher FICO score, and 10% down with a score of 500–579. Individual lender overlays may require more. Credit requirements are set by HUD and the lender; this is general information, not a quote, approval, or commitment to lend.
Can I get an FHA loan with down payment assistance in Carbon County?
Down payment assistance may be layered with an FHA loan in Carbon County where a state, county, or agency program serves the area and the borrower meets its income and purchase-price limits. Most assistance is a repayable or forgivable second lien, not a grant. Simply Approved Mortgages arranges residential mortgages only in Florida and Colorado.
What is the minimum down payment on a $754,400 FHA loan in Carbon County?
At the Carbon County one-unit maximum of $754,400, the 3.5% minimum required investment is about $27,362. The full amount may come from an eligible gift. This is an illustration, not a loan offer.
How much is FHA mortgage insurance on a Carbon County loan?
Upfront MIP is 1.75% of the base loan amount — about $13,202 at the Carbon County one-unit limit, usually financed into the loan — plus annual MIP of roughly 0.55% for a typical 30-year loan with the minimum down payment.
Does the Carbon County FHA limit cap what I can pay for a home?
No. The $754,400 figure caps the base loan amount, not the price. Buyers in Carbon County regularly purchase above that by increasing the down payment so the loan stays within the limit.
What are the FHA multi-unit limits in Carbon County?
For 2026, Carbon County allows $965,750 on a duplex, $1,167,400 on a triplex, and $1,450,800 on a fourplex. You must occupy one unit as your principal residence within 60 days of closing.
When do the 2026 FHA limits take effect in Carbon County?
They apply to FHA case numbers assigned on or after January 1, 2026. A file with an earlier case number keeps the prior year's Carbon County limit, which matters for transactions that straddle year-end.
Does an FHA appraisal work differently in Carbon County?
The rules are federal, not local: an FHA appraiser in Carbon County establishes market value and confirms HUD's Minimum Property Requirements, so health and safety items generally must be corrected before closing.
Can I buy a condo in Carbon County with an FHA loan?
Yes, if the project appears on HUD's condominium approval list or the unit qualifies for FHA single-unit approval. Check the project's status before writing an offer in Carbon County, since approval can lapse.
Is FHA the right choice for buyers in Carbon County?
FHA suits buyers with lower credit scores or limited down payment funds because mortgage insurance is not priced by credit score. Buyers with stronger credit and 5% or more down should compare a conventional loan on the same Carbon County property before deciding.
Where can I verify the Carbon County FHA limit myself?
HUD publishes county-level forward mortgage limits in its official CHUMS file and in the FHA mortgage limits lookup on hud.gov. This page is built from that dataset and shows the effective period and verification date.

FHA loan availability in Carbon County, MT

Educational information only — we are not licensed in this state

Simply Approved Mortgages LLC is licensed to arrange residential mortgage loans in Florida and Colorado only. We are not licensed in Carbon County, MT and this page is not an offer, solicitation, advertisement of credit terms, quote, pre-approval or commitment to lend in Carbon County, MT. The figures shown are published HUD/FHA county loan-limit data provided for general educational reference. We do not accept mortgage applications, take loan inquiries, or originate loans for properties in Carbon County, MT. Business-purpose loan products may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions. For financing in Carbon County, MT, please contact a mortgage professional licensed in that state.

Buying or refinancing in Florida or Colorado?

We are licensed in Florida and Colorado only and cannot originate loans in Carbon County, MT. If your property is in FL or CO, we can help.

Start My ApprovalCall 877-813-7219

Sources for this page

Program rules and figures on this page are taken from the primary government sources below, not from third-party summaries.

Simply Approved Mortgages is not affiliated with or endorsed by HUD, FHA, or any government agency.

Weighing it up

Pros and cons of FHA loans in Carbon County, Montana

The trade-offs below are specific to FHA loans in Carbon County, Montana. Reviewed August 23, 2026 against HUD Handbook 4000.1 and the current HUD county loan limit file.

What works in your favor

  • The 2026 one-unit FHA limit in Carbon County is $754,400, which is about $169,610 above the FHA-financed amount on a $606,000 home with 3.5% down.
  • A 3.5% down payment here is roughly $21,210 against the county median, versus about $121,200 for a conventional 20% down payment.
  • 100% of that down payment can be gifted, and a seller may contribute up to 6% of the sale price toward closing costs and prepaids.
  • Two- to four-unit limits rise to $965,750, $1,167,400 and $1,450,800 — an owner-occupied duplex or fourplex in Carbon County is financeable with the same 3.5% down.
  • Carbon County is part of the Billings market, so appraisal comparables are usually drawn from a broad metro pool rather than a thin rural set.

What to plan around

  • Carbon County is a HUD-designated high-cost area at $754,400. High-cost limits are re-set every year, so a limit you relied on in one calendar year may not carry into the next.
  • FHA annual mortgage insurance stays on the loan for the life of the loan at 3.5% down; removing it later means refinancing out of FHA.
  • The FHA appraisal applies HUD minimum property standards. In Carbon County, deferred-maintenance homes may need repairs completed before closing or a 203(k) renovation structure instead.
  • Simply Approved Mortgages is licensed in Florida and Colorado only, so this Montana page is educational and is not an offer of credit in this state.
Worked example

How FHA works on a $606,000 home in Carbon County

Carbon County's dataset median value is about $606,000, and the county's 2026 one-unit FHA limit is $754,400. Running the standard 3.5%-down FHA structure on that median shows what a buyer here actually needs and how much limit room is left.

How FHA works on a $606,000 home in Carbon County
Example purchase price (county median)$606,000
FHA down payment at 3.5%$21,210
Base loan amount$584,790
Upfront MIP at 1.75%, financed$10,234
Total FHA loan amount$595,024
2026 one-unit county limit$754,400
Room left under the county limit$169,610 of base-loan room
Conventional 20% down for comparison$121,200

Illustration only, not a quote, rate lock, offer or commitment to lend. Down payment, terms of repayment and APR depend on your credit, income, property, county limit, lender pricing and program eligibility, and all loans are subject to lender underwriting and approval. County limits: HUD CHUMS 2026 forward limits. Median value is a dataset reference figure, not an appraisal.

Document checklist

What documents you need for FHA loans in Carbon County, Montana

This is the set an FHA underwriter typically asks for. Having it ready before you write an offer is the single biggest difference between a two-week and a six-week file.

Identity and residency

  • Government-issued photo ID and Social Security number
  • Two-year residence history with landlord contact where you rented

Assets

  • Two months of statements for every account used for down payment or reserves
  • A signed gift letter plus the donor's source of funds for any gifted money
  • Retirement statements when reserves are drawn from those accounts

Property and credit

  • Fully executed purchase contract with all addenda
  • Homeowners insurance quote, plus flood coverage where required
  • Written explanation for credit events, plus bankruptcy or foreclosure paperwork if applicable

Specific to this scenario

  • A fully executed purchase contract for the Carbon County property, including any seller-paid closing-cost credit
  • Evidence of hazard insurance quoted for Montana
  • The current tax bill for the parcel, so the qualifying payment can be re-set to post-closing Carbon County taxes
Income documentation

Self-employed vs. W-2 employed: what it means for your FHA loan

Whether you are W-2 employed or self-employed changes the paperwork on a Carbon County file far more than it changes the program itself. FHA does not apply a different credit score, down payment or county limit to self-employed borrowers — it applies a different documentation standard.

FHA documentation differences between W-2 employed and self-employed borrowers
ItemW-2 employedSelf-employed
History requiredTwo-year employment history, with gaps explained. A job change inside the same field is usually fine.Generally two years of self-employment. A shorter history can sometimes be considered when there is documented prior experience in the same line of work.
How income is calculatedBase pay from pay stubs and W-2s. Bonus, overtime and commission generally need a two-year history to be averaged in.Net income from tax returns, averaged and adjusted for allowable add-backs such as depreciation. Write-offs that reduce taxable income also reduce qualifying income.
Documents that open the file30 days of pay stubs, two years of W-2s, and a verification of employment.Two years of personal and business returns, year-to-date P&L and balance sheet, and evidence the business is still operating.
Verification at closingThe employer is re-verified shortly before closing; do not change jobs mid-process without telling your loan officer.Continued existence of the business is re-verified close to closing, typically through a third-party or licensing check.
Most common delayUnexplained gaps, a new job with variable pay, or a VOE the employer never returns.A declining year over year, or a large deduction that removes the very income needed to qualify.
What we suggestGet the VOE moving on day one — it is the item most often outstanding at the end.Have your accountant produce the year-to-date P&L before you shop, so qualifying income is known before you write an offer.

If you are W-2 employed

  • Pay stubs covering the most recent 30 days
  • W-2 forms for the last two years
  • A verification of employment; HUD Handbook 4000.1 Update 18 tightened the written and electronic VOE rules, so expect the employer record to be verified directly
  • Documentation of bonus, overtime or commission income if you want it counted

If you are self-employed

  • Two years of personal federal tax returns, all schedules
  • Two years of business returns for a partnership, S-corp or C-corp, plus K-1s
  • A year-to-date profit and loss statement and balance sheet
  • Business license, CPA letter or equivalent evidence the business is active

General FHA documentation guidance per HUD Handbook 4000.1, including Update 18 changes to written and electronic verification of employment. Requirements vary by borrower, property, lender and program, and all loans are subject to lender underwriting and approval. Sources: HUD Handbook 4000.1

Run the numbers for Carbon County

FHA payment, affordability, closing cost and refinance calculators for Carbon County, Montana

Prefilled with the 2026 HUD reference median of $606,000 for Carbon County, Montana, a 0.69% effective property tax rate and a directional $2,400 annual homeowners premium. Change any input — the interest rate is your own assumption, not an offer.

Education only: Simply Approved Mortgages LLC is not licensed in Montana. This calculator is a general math tool using published HUD/FHA and federal reference data — it is not a quote, offer, advertisement of credit terms, pre-qualification or commitment to lend in Montana, and we cannot accept a mortgage application for a property there.

$
%

FHA minimum is 3.5% at 580+ credit.

%

Your assumption — not a quoted rate.

yrs
%
$
Estimated total monthly payment
$4,577
Principal & interest
$3,761
FHA annual MIP
$268
Property tax
$348
Homeowners insurance
$200
Down payment
$21,210
Loan amount incl. financed UFMIP
$595,024
How FHA Rates Work

Educational estimate only. Simply Approved Mortgages LLC is not licensed in Montana, so we do not accept mortgage applications for properties there and nothing here is a rate quote, pre-qualification or offer of credit. Sending your scenario records informational interest for future-licensing planning only — no loan officer will contact you about financing in Montana.

Estimates for general educational purposes only. Interest rates shown are assumptions you enter, not quoted rates, and nothing here is a rate lock, APR, payment quote, pre-approval, offer or commitment to lend. Results exclude HOA dues, flood or wind policies, mortgage insurance changes, points and lender-specific fees. FHA upfront MIP of 1.75% and annual MIP of 0.55% follow HUD Mortgagee Letter 2023-05 for a 30-year term at 3.5% down. Property tax and insurance inputs are directional state references, not a parcel-level bill. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state. All loans are subject to lender underwriting and approval. Equal Housing Opportunity. Sources: HUD Mortgagee Letter 2023-05 (MIP) · HUD Mortgagee Letter 2025-23 (2026 loan limits) · U.S. Census Bureau ACS · NAIC homeowners insurance · CFPB Closing Disclosure

Taxes, insurance and local expenses

What owning actually costs in Carbon County, Montana

Mortgage pricing moves the payment a little. Property tax and insurance move it a lot, and they are entirely local. These figures are built from the 2026 HUD county dataset for Carbon County, Montana and Montana tax and settlement conventions, reviewed August 23, 2026.

Estimated ownership costs in Carbon County, Montana on a $606,000 home
CostEstimateHow it works here
Property tax$348 / moAbout 0.69% effective on $606,000 — roughly $4,181 a year. Millage is set locally, so verify the parcel's actual bill.
Homeowners insurance$200 / moDirectional $2,400 a year for a single-family owner policy in Montana. Wind, hail and flood may be separate policies.
FHA annual mortgage insurance$268 / mo0.55% of the $584,790 base loan at 3.5% down, 30-year term, per HUD Mortgagee Letter 2023-05.
FHA upfront MIP$10,2341.75% of the base loan, normally financed into the $595,024 total loan amount rather than paid in cash.
State transfer / documentary taxMTNo transfer tax; a realty transfer certificate is filed.
Settlement conventionTitle/escrow stateA title or escrow company customarily conducts the closing and issues the policy.

The expense buyers here miss most

Wildfire scoring can make a rural parcel hard to insure — get the quote before the appraisal.

How this affects the FHA file

Taxes and insurance are part of the qualifying payment, so a $548 escrow in Carbon County consumes debt-to-income capacity before a single dollar of principal and interest is counted. Underwriting uses the post-closing figures, not the seller's current bill.

Estimates for general education only — not a quote, rate, APR, pre-approval, offer or commitment to lend. Property tax rates are effective rates derived from U.S. Census Bureau ACS data; actual millage is set by county, city, school and special districts. Insurance figures are directional annual premiums, not quotes. Transfer, deed, recordation and mortgage taxes summarise state-level statutes; counties and municipalities frequently add their own. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Sources: U.S. Census Bureau — ACS property tax data · NAIC Homeowners Insurance Report · CFPB — understanding closing costs

Equity strategy

Cash-out, HELOC, debt consolidation and investment equity in Carbon County, Montana

Four different ways to use the same equity, worked against a $606,000 value with about $375,720 owed. Each one solves a different problem, and each one has a real cost. Figures are equity arithmetic under HUD Handbook 4000.1 loan-to-value limits, not quotes.

Cash-out refinance

On a $606,000 home in Carbon County, Montana with roughly $375,720 owed, FHA caps a cash-out refinance at 80% of appraised value — about $484,800. That leaves roughly $109,080 gross, or near $93,930 after typical costs, from $230,280 of equity.

Why it can work

  • One first lien, one payment, one servicer.
  • FHA cash-out has no seasoning penalty beyond the required 12 months of on-time payments and 12 months of occupancy.
  • Proceeds are loan funds, not income, so they are generally not taxed as income.

What it costs you

  • You are re-starting amortization on the entire balance, not just the cash you take.
  • FHA cash-out keeps annual mortgage insurance for the life of the loan at above-90% LTV, and 11 years at or below 90%.
  • If your existing first lien is priced better than today's market, you give that up to access the equity.

HELOC or second lien instead

Lenders commonly write a second lien to about 85% combined LTV — near $139,380 available here without disturbing the first mortgage. It is the right tool when the existing first lien is worth keeping.

Why it can work

  • Leaves a good first mortgage completely untouched.
  • You draw only what you use, so you are not carrying interest on money sitting idle.
  • Closing costs are usually far lower than a full first-lien refinance.

What it costs you

  • Most HELOCs carry a variable rate, so the payment can rise while the balance stays the same.
  • Draw periods end, and the repayment period that follows raises the payment sharply.
  • A second lien still secures your home — the risk profile is the same as the first.

Consolidating higher-cost debt

Moving unsecured balances into the $109,080 of accessible equity in Carbon County typically lowers the monthly outflow, because a 30-year amortization stretches a payment that a card or auto note compresses into a few years.

Why it can work

  • Frees monthly cash flow, which can also improve qualifying debt-to-income for a later move.
  • Consolidates several due dates into one predictable escrowed payment.
  • Removes revolving balances that were re-pricing at the issuer's discretion.

What it costs you

  • You convert unsecured debt into debt secured by your home — a missed payment now risks the house.
  • Stretching a 3-year balance over 30 years can raise the total dollars paid even when the monthly figure falls.
  • It fixes the symptom, not the spending. Re-running the cards afterwards leaves you with both debts.
  • Mortgage interest deductibility depends on how the funds are used — confirm with your tax advisor, not your lender.

Using equity toward an investment property

The roughly $93,930 net available here can serve as the down payment on a rental. FHA financing itself requires owner occupancy, so the new property would be financed conventionally or as a business-purpose loan, not with FHA.

Why it can work

  • Converts idle equity in one property into a second income-producing asset.
  • Rental income may later help qualify, once it has the documented history the lender requires.
  • Diversifies your position across two properties instead of one.

What it costs you

  • You are now carrying two mortgages against one income if the unit sits vacant.
  • Investment-property financing requires larger down payments and stricter reserves than FHA.
  • FHA occupancy rules apply to your existing loan — the home you refinanced must remain your primary residence.
  • Local landlord licensing, insurance and tax treatment differ from owner-occupied ownership.

Illustrative equity calculations for general education only — not a quote, rate, APR, payment, pre-approval, offer or commitment to lend, and not tax or legal advice. Values assume the stated appraised value and balance; your equity, loan-to-value and available proceeds will differ. FHA cash-out refinances are limited to 80% loan-to-value and require owner occupancy per HUD Handbook 4000.1. HELOCs and second liens are separate products with their own terms and are commonly variable-rate. Consolidating unsecured debt into a mortgage secures that debt against your home. Consult a tax advisor regarding deductibility. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.

Local FHA & housing market updates

Local FHA and housing market updates for Carbon County, Montana

Dated changes from the official sources that actually govern an FHA file here, each one linked to the primary source it came from. Nothing below is a rate quote, an offer of credit, a prediction or advice about when to buy. Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado only; this is general information, not an offer in this state.

  1. Rate environmentVerified August 22, 2026

    Weekly 30-year survey average re-checked against the Federal Reserve series

    Reported by Federal Reserve Bank of St. Louis (FRED): We track the Freddie Mac Primary Mortgage Market Survey through the Federal Reserve Bank of St. Louis (FRED) rather than quoting a number we cannot support.

    What it means in Carbon County (our analysis): Survey averages are national and are not a quote: pricing on a Carbon County, Montana property depends on the lender, the property, the loan and the borrower's file. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    FRED — 30-year fixed rate mortgage average
  2. Local cost pressureVerified January 1, 2026

    What is moving the payment in Montana: taxes, insurance and settlement costs

    Reported by U.S. Census Bureau: Effective property tax in Montana runs about 0.69% of owner-occupied value, and a directional single-family homeowners premium is around $2,400 a year.

    What it means in Carbon County (our analysis): In Carbon County, Montana, wildfire scoring can make a rural parcel hard to insure — get the quote before the appraisal. Montana is customarily a title/escrow state, and no transfer tax; a realty transfer certificate is filed. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    American Community Survey (ACS) housing cost tables
  3. Program rulesVerified August 12, 2026

    HUD published HUD Handbook 4000.1 Update 18

    Reported by U.S. Department of Housing and Urban Development: The update changed how lenders handle written and electronic verification of employment, restructured Federal Home Loan Bank set-aside treatment for down payment assistance, and revised HECM life expectancy set-aside requirements.

    What it means in Carbon County (our analysis): These are national underwriting rules, not local ones: a file on a Carbon County, Montana property is underwritten to the same handbook, so the practical local effect is on how quickly employment can be re-verified before closing here. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    HUD Single Family Housing Policy Handbook 4000.1
  4. Local valuesVerified January 1, 2026

    Reference median value used for Carbon County this cycle: $606,000

    Reported by U.S. Department of Housing and Urban Development: HUD's 2026 limit calculation for this county is anchored to a median value of $606,000 inside the BILLINGS area.

    What it means in Carbon County (our analysis): At 3.5% down that implies roughly $21,210 of down payment on a median-priced Carbon County purchase, before closing costs and prepaid escrows. Reference figure only — not an appraisal, valuation or offer. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    HUD Mortgagee Letter setting the annual limits
  5. Conforming limitsVerified January 1, 2026

    FHFA's 2026 conforming limits reset the FHA-versus-conventional line

    Reported by Federal Housing Finance Agency: FHFA publishes conforming loan limits each year alongside HUD's FHA limits.

    What it means in Carbon County (our analysis): In Carbon County, Montana the two limits do not match, so above $754,400 a conventional loan can finance a larger amount than FHA — which is why both programs are worth pricing side by side on a purchase here. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    FHFA conforming loan limits
  6. FHA loan limitsVerified January 1, 2026

    Carbon County's 2026 one-unit FHA limit is $754,400

    Reported by U.S. Department of Housing and Urban Development: HUD's 2026 county file sets the one-unit insured maximum in Carbon County, Montana at $754,400, with $965,750 on an owner-occupied two-unit property.

    What it means in Carbon County (our analysis): The limit applies to FHA case numbers assigned on or after January 1, 2026 — the case number date, not your contract date, controls which year's limit applies to a Carbon County purchase. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    HUD county loan limit file (CHUMS)
Simply Approved Mortgages Expert Insight
County-level commentary · Last reviewed August 23, 2026

What buyers should know in Carbon County

Against a dataset median value near $606,000, the 2026 one-unit FHA limit in Carbon County is $754,400 — so a median-priced purchase at 3.5% down (about $21,210) finances roughly $584,790 and leaves about $169,610 of limit headroom. That relationship, not the note rate, is what decides how much house is reachable here. Appraisal comparables come from the surrounding metro, which usually keeps valuation risk manageable. Price taxes and insurance at post-closing levels for this county rather than the seller's current bill, and if you can occupy one unit, note that the four-unit limit rises to $1,450,800. Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado only, so this is educational information about Montana and not an offer of credit here.

Our recommendation

Set your Carbon County price ceiling from the $754,400 limit plus the cash you can actually bring — then verify taxes and insurance before you write the offer.

Simply Approved Mortgages · licensed mortgage broker · NMLS #2620881 · Equal Housing Opportunity
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Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado only. This page is not an offer, solicitation, or advertisement of credit terms in this state.

We are not licensed in Montana — information only

Simply Approved Mortgages LLC is licensed to arrange residential mortgage loans in Florida and Colorado only. Because we are not licensed in Montana, nothing on this page is an offer, solicitation, advertisement of credit terms, rate quote, pre-qualification, pre-approval or commitment to lend, and we do not accept mortgage applications for properties in Montana. The figures shown are published HUD/FHA and federal data provided for general education only. You may leave your details as an informational record so we can measure interest when reviewing future state licensing; that record is not an application or loan inquiry and no loan officer will contact you about financing in Montana. For financing in Montana, work with a mortgage professional licensed in that state.

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These pages explain FHA-insured mortgage rules using published HUD/FHA guidance. They are educational reference material and are not an offer, solicitation or advertisement of credit terms.

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FHA loan limits

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