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Valley County/Saco/59261

59261

ZIPSAFMR
Valley County, MT
Zillow

ZIP Investment Score

93Below average

095130300
BRFMR
Eff. Rent
0 BR$960$960
1 BR$1,160$1,160
2 BR$1,260$1,260
3 BR$1,740$1,740
4 BR$2,070$2,070
5 BR$2,381Not available
6 BR$2,738Not available
7 BR$3,148Not available
8 BR$3,620Not available

Purchase Price Calculator

Maximum purchase price
$125,319

Cost breakdown

+Likely effective rent$1,260
HUD FMRUsed$1,260
Market rentN/A
Est. payment standardN/A
-Principal and interest-$634
Loan amount$100,255
Down payment$25,064
Rate6.50%
Term30 years
-Operating costs-$426
Property taxes-$125
Insurance-$175
Utilities$0
HOA$0
Management-$126
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,428(81.5% ROI)
Projected value
$134,955
Return breakdown
Property appreciation+$9,636
Loan principal paid down+$3,592
Rental cash flow+$7,200
5-year hold
+$34,873(139.1% ROI)
Projected value
$141,787
Return breakdown
Property appreciation+$16,468
Loan principal paid down+$6,405
Rental cash flow+$12,000
10-year hold
+$74,363(296.7% ROI)
Projected value
$160,419
Return breakdown
Property appreciation+$35,100
Loan principal paid down+$15,263
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 59261 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59261 (Saco, MT) is $1,260 a month. That is down 2.3% from $1,290 in FY 2026. Saco is in the Valley County, MT non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,202. Among 14 ZIP codes in Valley County, 59261 has the 5th-highest two-bedroom rent (county range $1,080–$1,400). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59261 is 4% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59261
BedroomsFY 2027Change90–110% range
Studio$960−1.0%$864–$1,056
1BR$1,160−0.9%$1,044–$1,276
2BR$1,260−2.3%$1,134–$1,386
3BR$1,740−2.8%$1,566–$1,914
4BR$2,070−0.5%$1,863–$2,277

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59261
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$960$1,160$1,260$1,740$2,070
FY 2026$970$1,170$1,290$1,790$2,080
FY 2025$950$1,160$1,300$1,810$2,070
FY 2024area FMR$658$689$905$1,170$1,373
FY 2023area FMR$596$628$826$1,120$1,203

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Valley County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59261
59225$1,270+0.8%
59230$1,210−4.0%
59231$1,210−4.0%
59240$1,200−4.8%
59241$1,080−14.3%
59244$1,200−4.8%
59248$1,360+7.9%
59250$1,080−14.3%
59253$1,080−14.3%
59260$1,170−7.1%
59261Current$1,260—
59273$1,080−14.3%

Questions about ZIP 59261 rents

How much will Section 8 pay for a two-bedroom in ZIP 59261?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,202, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,082 to $1,322 a month; under the ZIP-level Small Area FMR of $1,260 it would be $1,134 to $1,386. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 59261 in?

ZIP 59261 is in the Valley County, MT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,202.

How much did fair market rent change in ZIP 59261 for FY 2027?

The two-bedroom FMR fell 2.3%, from $1,290 in FY 2026 to $1,260 in FY 2027. Since FY 2025 it has fallen 3.1%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentSaco, MT fair market rentMT statewide rentsWhat is SAFMR?Data sources