Montana closing cost calculator

Montana buyers pay no transfer or mortgage tax. A Realty Transfer Certificate is filed with the deed, but it carries no tax.

Montana’s rules checked September 30, 2026Runs in your browser. Nothing you type is saved.

State Closing date

Montana: No state transfer tax. Owner’s title is usually paid by the seller.

Purchase price

$

The loan

Loan type

Down payment

Interest rate

%

Term

Estimated cash to close $92,141

1.7%closing costs

Purchase price$425,000
Down payment (20%)$85,000
- Loan amount$340,000
Loan costs+$4,100
- Origination and lender feesest.+$3,400
- Appraisalest.+$700
Title and closing+$1,350
- Lender’s title insuranceest.+$500
- Settlement or escrow feeest.+$600
- Recording feesest.+$250
Taxes−$3,936
- Property tax credit from the sellerest.−$3,936
Prepaids and escrow+$5,177
- Homeowner’s insurance, first yearest.+$2,125
- Prepaid interest (27 days)est.+$1,635
- Property tax escrow (3 months)est.+$1,063
- Insurance escrow (2 months)est.+$354
Other costs+$450
- Home inspectionest.+$450
Cash to close$92,141

Estimated monthly payment$2,680

Principal and interest$2,149
Mortgage insurance$0
Property taxes$354
Insurance$177
HOA dues$0

An estimate, not a Loan Estimate or Closing Disclosure. Your lender's Loan Estimate and the title or escrow company give the final figures. Rates, fees and insurance vary by lender and property.

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A Montana purchase, worked out

The calculator opens on $425,000, about the median value of an owner-occupied home in Montana ($425,400, 2024 Census estimate), with 20% down on a 30-year conventional loan and a closing on December 5, 2026.

The buyer brings about $92,141: $85,000 down and $7,141 in closing costs, 1.7% of the price. Montana charges the buyer no state transfer or mortgage tax. The monthly payment comes to about $2,680, with property tax and insurance.

Cash to close on $425,000, 20% down
Down payment	$85,000
Origination and lender feesest.	+$3,400
Appraisalest.	+$700
Lender’s title insuranceest.	+$500
Settlement or escrow feeest.	+$600
Recording feesest.	+$250
Property tax credit from the sellerest.	−$3,936
Homeowner’s insurance, first yearest.	+$2,125
Prepaid interest (27 days)est.	+$1,635
Property tax escrow (3 months)est.	+$1,063
Insurance escrow (2 months)est.	+$354
Home inspectionest.	+$450
Cash to close	$92,141

Estimates are tagged “est.”; Montana’s taxes follow its rules. A “−” is a credit, like the seller’s share of this year’s property tax where it’s paid after the year ends.

At other prices

Montana has no state tax of its own on the buyer. Each row has 20% down on a conventional loan.

Price	Montana’s buyer taxes	Closing costs	Cash to close	Monthly payment
$250,000	—	$5,522	$55,522	$1,597
$500,000	—	$7,960	$107,960	$3,153
$750,000	—	$10,850	$160,850	$4,730
$1,000,000	—	$13,800	$213,800	$6,307
$2,000,000	—	$25,599	$425,599	$12,613

Buying in Montana: what to know

No buyer’s taxes

Montana has no buyer-paid transfer or mortgage tax.

No state transfer tax

Montana’s constitution says neither the state nor any local government may tax the sale or transfer of real property. A Realty Transfer Certificate is filed with the deed but carries no tax.

Title insurance

The seller customarily pays for the owner’s policy throughout Montana. It is negotiable in the buy-sell agreement.

Who runs the closing

Title and escrow companies close Montana sales. An attorney isn’t required.

Property taxes and escrow

Montana typically bills the calendar year in the fall, with the first half due November 30 and the second half May 31 of the next year, so taxes are paid in arrears. The seller usually credits the buyer for the year to date; confirm the dates with the county treasurer.

Buying in Montana: questions

What is a Realty Transfer Certificate in Montana?

It is a form filed with the deed that reports the transfer to the state. Montana charges no tax with it.

What taxes does a buyer pay at closing in Montana?

None on the transfer or the mortgage. Montana buyers pay recording fees only.

Who closes a home sale in Montana?

Title and escrow companies handle Montana closings; an attorney isn’t required.

How much are closing costs in Montana?

On a $425,000 home with 20% down on a conventional loan, the calculator’s estimates put a Montana buyer’s closing costs at about $7,141, or 1.7% of the price, and cash to close at $92,141. Montana charges the buyer no state transfer or mortgage tax. Lender fees, insurance and the rate vary, so put in your lender’s Loan Estimate for a closer number.

Is anything I type saved?

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