Montana market
Bozeman
Gallatin County
The most expensive metro in Montana and the one where the conforming limit actually bites. The median is $644,649, down slightly year over year, and days on market climbed 13 days to 76. Prices have stopped running, which is the first time in years a buyer here has had room to negotiate.
The snapshot
The numbers, with the date on them.
- Median sale price
- $644,649−0.81% year over yearRedfin, June 2026
- Days on market
- 76+13 days year over yearRedfin, June 2026
- Homes sold
- 216+9.7% year over yearRedfin, June 2026
2026 baseline conforming limit $832,750, high-cost ceiling $1,249,125 (FHFA, 2026). Above your county limit the loan becomes a jumbo, which is priced and underwritten differently. Ask us your county number.
What financing looks like here
The programs that actually fit Bozeman.
Conventional
Still the majority of transactions here, and still the cheapest execution when the loan clears under the county limit.
Jumbo
A meaningful share of Bozeman transactions clear the county conforming limit, and jumbo is priced, reserved and appraised differently.
Construction to permanent
Belgrade, Four Corners and the north side are where the new supply is coming from. One close, draws through the build.
Non-QM and asset-based
Many buyers here are self-employed or arriving with equity and equity compensation rather than a W-2.
What trips people up here
The local problems, named.
The limit line
A $700,000 purchase with 10 percent down is a jumbo loan. Structure matters and so does when you find out.
Remote income and equity compensation
RSUs, K-1s and out-of-state business income need documenting the right way from the start.
Buying before the coastal house sells
There are bridge and recast structures for that, and a contingency is not the only option.
Big Sky commuters
If the plan is Bozeman now and Big Sky later, or a rental in the middle, occupancy and reserves change.
Short building season
On new construction, a spring lock and a fall closing are two different loans.
Where we lend here
Areas we cover.
- Downtown and the Northeast
- South Side and the University
- Bridger Canyon
- Four Corners
- Belgrade
- Gallatin Gateway
- Manhattan and Three Forks
- Bridger Bowl corridor
Plenty of buyers who start in Bozeman finish somewhere else in the valley, usually because of the conforming limit. Belgrade, where the same budget usually stays conventional and Livingston, over the hill in Park County are the two places that conversation ends up most often.
Two Gallatin Valley specifics are worth reading first: when a Bozeman home becomes a jumbo loan and how a Montana construction loan survives a short build season. The first decides which investor sees your file; the second decides your closing date.
Start
Get the Bozeman number that applies to you.
Published figures describe a market. They do not describe your file. Send us the address and the price and we will tell you which programs will actually close it.
Opens our secure application at bisonteam.floify.com. About 12 minutes.
Calls our Montana team. A person answers, not a call center.