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Gallatin County/Willow Creek/59760

59760

ZIPSAFMR
Gallatin County, MT
Zillow

ZIP Investment Score

56Below average

095130300
BRFMR
Eff. Rent
0 BR$1,340$1,340
1 BR$1,480$1,480
2 BR$1,940$1,940
3 BR$2,700$2,700
4 BR$3,190$3,190
5 BR$3,668Not available
6 BR$4,219Not available
7 BR$4,852Not available
8 BR$5,579Not available

Purchase Price Calculator

Maximum purchase price
$226,367

Cost breakdown

+Likely effective rent$1,940
HUD FMRUsed$1,940
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,145
Loan amount$181,093
Down payment$45,273
Rate6.50%
Term30 years
-Operating costs-$595
Property taxes-$226
Insurance-$175
Utilities$0
HOA$0
Management-$194
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$31,094(68.7% ROI)
Projected value
$243,772
Return breakdown
Property appreciation+$17,405
Loan principal paid down+$6,488
Rental cash flow+$7,200
5-year hold
+$53,317(117.8% ROI)
Projected value
$256,113
Return breakdown
Property appreciation+$29,746
Loan principal paid down+$11,570
Rental cash flow+$12,000
10-year hold
+$114,971(253.9% ROI)
Projected value
$289,769
Return breakdown
Property appreciation+$63,402
Loan principal paid down+$27,569
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
--
Tax rate
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Mortgage rate
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ZIP 59760 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59760 (Willow Creek, MT) is $1,940 a month. That is up 3.2% from $1,880 in FY 2026. Willow Creek is in the Bozeman, MT MSA. 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 metro-wide two-bedroom FMR of $2,109. Among 14 ZIP codes in Gallatin County, 59760 is tied for the 10th-highest two-bedroom rent (county range $1,940–$2,380). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59760 is 48% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59760
BedroomsFY 2027Change90–110% range
Studio$1,340+2.3%$1,206–$1,474
1BR$1,480+0.7%$1,332–$1,628
2BR$1,940+3.2%$1,746–$2,134
3BR$2,700+2.3%$2,430–$2,970
4BR$3,190+2.6%$2,871–$3,509

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59760
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,340$1,480$1,940$2,700$3,190
FY 2026$1,310$1,470$1,880$2,640$3,110
FY 2025$880$990$1,270$1,780$2,100
FY 2024area FMR$901$999$1,275$1,797$2,164
FY 2023area FMR$819$894$1,164$1,654$1,983

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

Two-bedroom rent in nearby Gallatin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59760
59715$1,9400.0%
59716$2,230+14.9%
59718$2,380+22.7%
59719$2,110+8.8%
59729$1,980+2.1%
59730$2,250+16.0%
59741$2,140+10.3%
59752$1,9400.0%
59758$1,9400.0%
59760Current$1,940—
59771$2,110+8.8%
59772$2,110+8.8%

Questions about ZIP 59760 rents

How much will Section 8 pay for a two-bedroom in ZIP 59760?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,109, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,898 to $2,320 a month; under the ZIP-level Small Area FMR of $1,940 it would be $1,746 to $2,134. 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 59760 in?

ZIP 59760 is in the Bozeman, MT MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,109.

How much did fair market rent change in ZIP 59760 for FY 2027?

The two-bedroom FMR rose 3.2%, from $1,880 in FY 2026 to $1,940 in FY 2027. Since FY 2025 it has risen 52.8%.

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 rentWillow Creek, MT fair market rentMT statewide rentsWhat is SAFMR?Data sources