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Flathead County/Columbia Falls/59912

59912

ZIPSAFMR
Flathead County, MT
Zillow

ZIP Investment Score

50Below average

095130300
BRFMR
Eff. Rent
0 BR$1,200$1,210
1 BR$1,210$1,330
2 BR$1,580$1,740
3 BR$2,130$2,340
4 BR$2,560$2,820
5 BR$2,944Not available
6 BR$3,386Not available
7 BR$3,893Not available
8 BR$4,477Not available

Purchase Price Calculator

Maximum purchase price
$196,647

Cost breakdown

+Likely effective rent$1,740
HUD FMR$1,580
Market rent$2,040
Est. payment standard (110%)Used$1,740
-Principal and interest-$994
Loan amount$157,317
Down payment$39,329
Rate6.50%
Term30 years
-Operating costs-$546
Property taxes-$197
Insurance-$175
Utilities$0
HOA$0
Management-$174
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,957(71.1% ROI)
Projected value
$211,767
Return breakdown
Property appreciation+$15,120
Loan principal paid down+$5,636
Rental cash flow+$7,200
5-year hold
+$47,892(121.8% ROI)
Projected value
$222,488
Return breakdown
Property appreciation+$25,841
Loan principal paid down+$10,051
Rental cash flow+$12,000
10-year hold
+$103,028(262.0% ROI)
Projected value
$251,725
Return breakdown
Property appreciation+$55,078
Loan principal paid down+$23,950
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.99
1 BR
0.81
2 BR
0.77
3 BR
0.82
4 BR
0.85
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 59912 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59912 (Columbia Falls, MT) is $1,580 a month. That is down 1.3% from $1,600 in FY 2026. Columbia Falls is in the Flathead 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 $1,682. Among 19 ZIP codes in Flathead County, 59912 has the 12th-highest two-bedroom rent (county range $1,530–$2,060). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59912 is 21% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59912
BedroomsFY 2027Change90–110% range
Studio$1,2000.0%$1,080–$1,320
1BR$1,210−0.8%$1,089–$1,331
2BR$1,580−1.2%$1,422–$1,738
3BR$2,130+1.4%$1,917–$2,343
4BR$2,560−4.5%$2,304–$2,816

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59912
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,200$1,210$1,580$2,130$2,560
FY 2026$1,200$1,220$1,600$2,100$2,680
FY 2025$1,120$1,170$1,530$2,040$2,570
FY 2024area FMR$733$823$1,081$1,486$1,834
FY 2023area FMR$675$767$1,010$1,435$1,720

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

Two-bedroom rent in nearby Flathead County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59912
59901$1,650+4.4%
59903$1,680+6.3%
59904$1,680+6.3%
59911$1,760+11.4%
59912Current$1,580—
59913$1,680+6.3%
59916$1,530−3.2%
59917$1,530−3.2%
59919$1,680+6.3%
59920$1,540−2.5%
59922$1,710+8.2%
59925$1,530−3.2%

Questions about ZIP 59912 rents

How much will Section 8 pay for a two-bedroom in ZIP 59912?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,682, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,514 to $1,850 a month; under the ZIP-level Small Area FMR of $1,580 it would be $1,422 to $1,738. 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 59912 in?

ZIP 59912 is in the Flathead County, MT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,682.

How much did fair market rent change in ZIP 59912 for FY 2027?

The two-bedroom FMR fell 1.3%, from $1,600 in FY 2026 to $1,580 in FY 2027. Since FY 2025 it has risen 3.3%.

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