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Lake County/Bigfork/59911

59911

ZIPSAFMR
Lake County, MT
Zillow

ZIP Investment Score

36Below average

095130300
BRFMR
Eff. Rent
0 BR$1,340$1,430
1 BR$1,350$1,430
2 BR$1,760$1,680
3 BR$2,320$2,340
4 BR$2,660$2,470
5 BR$3,059Not available
6 BR$3,518Not available
7 BR$4,046Not available
8 BR$4,652Not available

Purchase Price Calculator

Maximum purchase price
$187,731

Cost breakdown

+Likely effective rent$1,680
HUD FMR$1,760
Market rentUsed$1,680
Est. payment standard (97%)$1,710
-Principal and interest-$949
Loan amount$150,185
Down payment$37,546
Rate6.50%
Term30 years
-Operating costs-$531
Property taxes-$188
Insurance-$175
Utilities$0
HOA$0
Management-$168
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,015(72.0% ROI)
Projected value
$202,166
Return breakdown
Property appreciation+$14,435
Loan principal paid down+$5,381
Rental cash flow+$7,200
5-year hold
+$46,265(123.2% ROI)
Projected value
$212,400
Return breakdown
Property appreciation+$24,669
Loan principal paid down+$9,595
Rental cash flow+$12,000
10-year hold
+$99,444(264.9% ROI)
Projected value
$240,311
Return breakdown
Property appreciation+$52,581
Loan principal paid down+$22,864
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.91
1 BR
0.92
2 BR
1.05
3 BR
0.99
4 BR
1.08
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 59911 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59911 (Bigfork, MT) is $1,760 a month. That is down 1.1% from $1,780 in FY 2026. Bigfork is in the Lake 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 $1,448. Among 16 ZIP codes in Lake County, 59911 has the 2nd-highest two-bedroom rent (county range $1,300–$2,010). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59911 is 34% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59911
BedroomsFY 2027Change90–110% range
Studio$1,3400.0%$1,206–$1,474
1BR$1,350−0.7%$1,215–$1,485
2BR$1,760−1.1%$1,584–$1,936
3BR$2,3200.0%$2,088–$2,552
4BR$2,660−5.3%$2,394–$2,926

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59911
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,340$1,350$1,760$2,320$2,660
FY 2026$1,340$1,360$1,780$2,320$2,810
FY 2025$1,290$1,330$1,740$2,280$2,740
FY 2024area FMR$633$743$934$1,175$1,244
FY 2023area FMR$594$719$888$1,110$1,193

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

Two-bedroom rent in nearby Lake County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59911
59855$1,300−26.1%
59860$1,460−17.0%
59863$1,360−22.7%
59864$1,400−20.5%
59865$1,300−26.1%
59910$1,560−11.4%
59911Current$1,760—
59914$2,010+14.2%
59915$1,540−12.5%
59922$1,710−2.8%
59929$1,450−17.6%
59931$1,450−17.6%

Questions about ZIP 59911 rents

How much will Section 8 pay for a two-bedroom in ZIP 59911?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,448, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,303 to $1,593 a month; under the ZIP-level Small Area FMR of $1,760 it would be $1,584 to $1,936. 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 59911 in?

ZIP 59911 is in the Lake County, MT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,448.

How much did fair market rent change in ZIP 59911 for FY 2027?

The two-bedroom FMR fell 1.1%, from $1,780 in FY 2026 to $1,760 in FY 2027. Since FY 2025 it has risen 1.1%.

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