The story of this market
The typical home in Carter County, Montana sells for about $175,863.
Prices are down 10.04% from a year ago, which gives buyers more room to negotiate. The biggest natural hazard here is winter weather, which FEMA rates very high. HUD's fair market rent for a two-bedroom is $1,247 a month.
HUD sets the fair market rent for a 2-bedroom at $1,247 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Moderate.
Monthly price momentum
Home values since 2015
+2.9%
MT · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,486
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Natural hazard exposure
The area's risk shape
78
Relatively Moderate
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $2,324,212.
Mortgage activity
Home lending in this county
66.7%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 8 | 4 | 66.7% | 50% | $145,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Carter County, Montana
Carter County's housing market is experiencing a contraction, with median home values declining by over 10% year-over-year. The market remains characterized by low population density and a reliance on the agricultural economy, with limited housing inventory and activity.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 1 city · 3 ZIP reports
Median prices moved down 0.1% year over year.
Homes spend a median of 1 days on market with 0.1 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 0.5% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.8% · poverty 0.0% — a stable, low-distress profile.
Deterministic aggregate of 3 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 27
researched Sep 27
researched Sep 27
| 59317 | Broadus | $161,400 | $144 | +2.1% | 180 | 96% | 5% | 14 | 12 | $538 | researched Sep 27 |
| 59324 | Ekalaka | — | — | — | — | — | — | — | — | $713 | researched Sep 27 |
| 59354 | Willard | $98,600 | $85 | -40% | 120 | 100% | 5% | 7.5 | 15 | $963 | researched Sep 27 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
The local economy is heavily anchored by the agricultural sector, which remains the primary driver of economic activity in the county.
Property taxation is administered by the Montana Department of Revenue, which assigns taxable values to property based on market assessments.
The economy is primarily driven by agriculture, which serves as the foundational industry for the county.
Data retrieved from US Census Bureau QuickFacts and MoverMath.
applies when — Property owned by the state or other exempt entities held by a private party under a contract of sale
The property is assessed and taxed to the private holder as if they held legal title, without deduction for unpaid purchase price.
MCA 15-24-1202
Property is valued by the Department of Revenue; tax is calculated by applying the state-determined tax rate to the taxable value (Market Value x Tax Rate). Homestead and long-term rental reduced tax rates are available via enrollment.
Montana Department of Revenue Property Assessment Division
applies when — Residential property on a parcel exceeding 40 acres
Requires judicial foreclosure through a sheriff's sale; includes a 1-year right of redemption during which the borrower may remain in the residence.
MCA 71-1-224
applies when — Residential property on a parcel of 40 acres or less
Allows for non-judicial foreclosure via trustee sale; no right of redemption exists for the borrower after the sale; deficiency judgments are prohibited.
MCA 71-1-315; Montana Small Tract Financing Act
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.