Montana HELOC Guide 2026: Everything Big Sky State Homeowners Need to Know

Montana homeowners have seen remarkable appreciation as the state attracts remote workers and those seeking wide-open spaces. If you own property anywhere in Big Sky Country, you may have substantial equity to access.

Montana HELOC Landscape

Montana's housing market has transformed. Bozeman and Missoula lead with stunning appreciation, while smaller communities have also benefited from migration trends.

Typical Montana HELOC terms in 2026:

• Average rates: Prime + 0.25% to Prime + 1.75%
• Minimum credit line: $15,000-$25,000
• Maximum LTV: 80-85% combined
• Draw period: 10 years
• Repayment period: 20 years

Top Montana HELOC Lenders

Credit Unions (Strong Options)

Whitefish Credit Union — Northwest Montana focus

• Competitive rates
• Local expertise
• Strong community reputation

Missoula Federal Credit Union — Missoula area

• Open membership
• Competitive products
• University town knowledge

Clearwater Credit Union — Missoula

• Mission-driven
• Competitive rates
• Environmental focus

Stockman Bank — Technically a bank, acts like CU

• Statewide presence
• Deep Montana knowledge
• Strong lending products

Regional Banks

Glacier Bank — Kalispell headquarters

• Large Montana presence
• Full HELOC products
• Multiple subsidiary banks

First Security Bank — Bozeman

• Strong Gallatin Valley presence
• Local expertise
• Full products

Stockman Bank — Miles City headquarters

• Eastern Montana coverage
• Agricultural knowledge

National Options

Limited national lender interest; local institutions dominate.

Montana-Specific Considerations

Bozeman's Explosive Growth

Bozeman has become one of America's hottest markets:

• Tech industry migration
• Outdoor lifestyle appeal
• MSU presence
• Median prices now rival coastal cities
• Significant equity for established owners

Missoula Market

Missoula is Montana's second-largest market:

• University of Montana anchor
• Healthcare employment
• Progressive culture draws migrants
• Strong appreciation, more affordable than Bozeman

Resort Area Premiums

Whitefish, Big Sky, and ski areas:

• Very high values
• Vacation/second home component
• Seasonal market dynamics
• May require specialized lending

Rural Montana Reality

Outside main cities:

• Very affordable
• Limited lender options
• Large acreage properties
• Agricultural economy

No Sales Tax

Montana has no sales tax:

• Home improvement materials cost less
• More renovation bang for your buck

Property Tax Reality

Montana property taxes are moderate (around 0.8% effective rate). Relatively low compared to many states.

Wildfire Considerations

Parts of Montana face wildfire risk:

• Insurance costs can be significant
• Some areas facing insurance availability challenges
• Defensible space improvements increasingly important

Smart HELOC Uses for Montana Homeowners

Energy efficiency — Montana winters are serious. Heating upgrades and insulation pay back.

Septic/well — Many Montana homes have these systems. Replacement costs can be significant.

Wildfire mitigation — Defensible space, metal roof, fire-resistant landscaping.

ADU/guest house — Montana's housing shortage makes rental units valuable.

Recreational improvements — Shop/garage for outdoor equipment, hobby farm fencing.

Application Process

1. Check current value — Montana has appreciated dramatically; get fresh numbers
2. Calculate equity — Value minus mortgage balance
3. Review credit — 680+ for best rates
4. Apply local — Glacier Bank, Stockman Bank, or local credit union
5. Appraisal — Required ($400-$600, may be more for rural/large properties)
6. Close — 2-5 weeks typical

Tax Deductibility

HELOC interest is federally tax-deductible for home improvements. Montana has state income tax (moderate rates) and follows federal treatment. Keep records of improvement expenses.

Acreage Property Notes

Montana has many large-acreage properties:

• Some lenders cap at 10-40 acres for standard residential
• Agricultural lenders (Farm Credit) handle larger properties
• Water rights may be separate consideration
• Confirm lender handles your property type

Bottom Line

Montana's boom has created significant equity for established homeowners. Glacier Bank, Stockman Bank, and local credit unions have the deepest local expertise. Bozeman and Missoula owners likely have substantial untapped equity worth exploring.

Ready to see your options? Get a current home value estimate — Montana appreciation may surprise you.

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HonestCasa helps homeowners understand and access their home equity. We're your guide, not a lender.