Relocating to Great Falls, MT: Housing, Costs and How to Start
Great Falls is a city of about 60,117 on the Missouri River in north-central Montana. Most people relocating here come for Malmstrom Air Force Base, healthcare, the new Janicki Industries campus or a lower cost of living than in the western part of the state.
The median home price is $383,400 as of October 2026 (Montana Regional MLS). Median rent for a two-bedroom is around $1,740 according to Realtor.com (Oct 2026). Inventory is tight, with roughly 136 homes on the market (Montana Regional MLS, Oct 2026).
If you are relocating to Great Falls MT, start with pre-approval and a conversation before your move date. Remote showings and closings are normal here. This guide covers costs, areas, timing and the specific situations we see most.
Ask a question about moving to Great Falls →Why people are moving here in 2026 and 2027
Great Falls has not grown much in decades. That is changing, and the reasons are specific.
Malmstrom Air Force Base. Malmstrom hosts the 341st Missile Wing and is the largest employer in the area. Thousands of service members and families PCS in and out every year. The Sentinel program, which replaces the Minuteman III missiles, is expected to bring construction and contractor activity for years. Our Malmstrom PCS guide covers that move in detail.
Janicki Industries. An $800 million aerospace manufacturing campus is under construction at AgriTech Park, with the first building scheduled to open by the end of 2028 and 1,000 jobs expected within five years. Janicki says it will hire locally first. Full details in our Janicki guide.
Healthcare. Benefis Health System and Great Falls Clinic are the second and third largest employers and recruit from out of state.
Cost. Great Falls is one of the more affordable cities in Montana. Buyers priced out of Bozeman, Missoula and Kalispell are a steady share of our relocations. Our cost of living comparison has the numbers.
Housing costs at a glance
| Measure | Figure | Source and date |
|---|---|---|
| Median sale price, Great Falls | $383,400 | Montana Regional MLS, Oct 2026 |
| Median sale price, Cascade County | $445,000 | Montana Regional MLS, Oct 2026 |
| Great Falls Active listings | 136 | Montana Regional MLS, Oct 2026 |
| Median days on market | 60 | Montana Regional MLS, Oct 2026 |
| Median rent, 2-bedroom | $1,740 | Realtor.com, Oct 2026 |
| Median effective property tax rate | 0.95% to 1.03% | Cascade County Treasurer, Oct 2026 |
Montana has no sales tax. Montana does have a state income tax, which matters if you are coming from Washington, Texas, Nevada or another state without one.
The Great Falls Association of Realtors estimated in September 2026 that the city is about 630 housing units a year short of demand. Nineteen residential projects were in predevelopment as of the city's last update. Our housing shortage guide explains what that means for buyers and renters.
Buying from out of state
Many relocation clients buy before they arrive or within the first month. Here is how that works.
Pre-approval first. Get it from a lender licensed in Montana before you look at a single listing. In a low-inventory market, sellers take the offer that can close.
Remote showings. We walk properties on video and send unedited footage. You see what we see, including the parts a listing photo leaves out.
Inspections and closing. Inspections happen without you. Closings can be done by mail-away or with a mobile notary in your current state. Title companies here do this every week.
Timeline. From accepted offer to keys is typically 30-45 days. Start looking 6-8 weeks before your move date if you want to close before you arrive.
VA buyers. If you are using a VA loan, the process is the same with a few extra steps. Our VA home buyers page covers them.
Renting first vs buying first
There is no wrong answer. There is a math problem.
Renting first makes sense if you do not know the city, your job is not certain past a year, or you want to see a winter before you commit.
Buying first makes sense if you plan to stay three years or more, you are paying rent that is close to a mortgage payment, or inventory is tight enough that waiting means fewer choices.
Right now buying is still the stronger case for anyone staying three or more years. Rent is $1,740 and the payment on a median-priced home with 10 percent down is roughly $2,412 in principal and interest at 7.5 percent, about $2,900 to $3,100 with taxes, insurance and mortgage insurance. Our rent vs buy guide runs the numbers in full.
Areas of Great Falls and Cascade County
Every area below is described by distance, housing type and price range only. We do not characterize neighborhoods beyond that, and we will not tell you where "people like you" live. Fair housing law applies to agents and we take it seriously. If you want to know what an area is like, visit it or ask a specific question about the housing.
Distances are driving miles from the Civic Center downtown. Price ranges are $93k-$750k+ (Montana Regional MLS, Oct 2026) and move with the market.
Within Great Falls
| Area | Distance | Typical housing | Price range |
|---|---|---|---|
| Downtown and the north side | 0 to 2 mi | Pre-1950 single-family, some multifamily, lots under a quarter acre | $93k-$699k |
| Westside | 1 to 3 mi | Mix of 1950s to 1980s single-family | $135k-$454k |
| Riverview | 2 to 3 mi | 1950s to 1970s single-family, river-adjacent | ~$389k+ |
| Fox Farm and the south side | 3 to 5 mi | 1970s to 2000s single-family, larger lots | $177k-$555k |
| East side and Malmstrom area | 4 to 7 mi | 1960s to 1990s single-family, nearest to the base and AgriTech Park | $93k-$659k |
| Eagle Falls and the far north | 3 to 5 mi | 1990s to current single-family, newer subdivisions | $350k-$570k |
| New construction areas | varies | Current builds, see new construction | $275k-$750k+ |
Cascade County outside Great Falls
| Community | Distance | Typical housing | Price range |
|---|---|---|---|
| Black Eagle | 2 mi | Older single-family, some newer | ~$220k+ |
| Sand Coulee and Stockett | 10 to 14 mi | Rural single-family, acreage | ~$168k+ |
| Ulm | 11 mi | Rural, acreage | ~$250k+ |
| Vaughn | 13 mi | Small town and acreage | $59k-$495k |
| Sun River | 20 mi | Small town and acreage | ~$235k+ |
| Belt | 22 mi | Small town, older housing | $249k-$400k |
| Fort Shaw and Simms | 24 to 28 mi | Small town and acreage | $330k-$545k |
| Cascade | 26 mi | Small town, river-adjacent | $197k-$429k |
| Monarch and Neihart | 45 to 55 mi | Mountain cabins, Little Belt foothills | $210k-$525k |
Commute times to AgriTech Park and Malmstrom from each area are in our commute guide.
Schools, healthcare, airport, winter
Schools. Great Falls Public Schools serve the city. Surrounding communities have their own districts. For ratings and boundaries use the district websites or the Montana Office of Public Instruction. We do not rate schools.
Healthcare. Benefis Health System is a regional hospital. Great Falls Clinic is a large multi-specialty group. The VA has a community clinic in Great Falls.
Airport. Great Falls International (GTF) has direct flights to Chicago (Seasonal), Phoenix/Mesa, Denver, Salt Lake City, Las Vegas and Seattle.
Winter. The average January high is around 35°, and the city gets about 60 inches of snow. Chinook winds bring warm spells. If you are coming from a mild climate, read our heating costs guide; Chris spent 28 years in HVAC before real estate.
Commute. Most drives within the city are under 15 minutes. There is no big-city rush hour.
Military relocation
Military personnel are PCSing to or from Malmstrom or separating from the Air Force here. Chris is an Air Force veteran who has made this move himself.
Relocation guides
Frequently asked questions
That depends on what you want. It is affordable for Montana, has a regional hospital and an airport, and sits between Glacier and Yellowstone. It is also small, cold in winter and has fewer big-city amenities. People who like it tend to like the outdoors and the pace.
Below the national average overall, driven mostly by housing. Montana has no sales tax but does have an income tax. The median sale price in Great Falls is $383,400 and median rent for a two-bedroom is around $1,740 (Oct 2026).
Yes, after decades of flat population. Janicki, Sentinel and healthcare hiring are the main drivers. Local realtors told KRTV in June 2026 they expect steady growth rather than a boom.
The median sale price was $383,400 as of Oct 2026. Cascade County as a whole was $445,000 over the same period, with wide variation by location and acreage.
Malmstrom AFB, Benefis, Great Falls Clinic, the school district and the city are the largest employers. Janicki Industries begins hiring ahead of its 2028 opening. The Great Falls Development Alliance publishes employer and wage data.
Yes. Many relocation clients do. Pre-approval, video showings, remote inspections and mail-away closing are all routine.
Yes for most people. There is a city bus system, but the city is spread out and winter makes walking and cycling seasonal.
Talk to us
Chris Burton is a U.S. Air Force veteran with Painted Sky Realty Group, Keller Williams Northern Montana Realty. Jamie Burton works with buyers and first-time homebuyers.
Text or call Chris: 406-781-1111 · Text
Text or call Jamie: 406-899-9724 · Text
Looking to sell before you relocate? Find out what your home is worth.
Sources
- Janicki Industries, Montana page: https://www.janicki.com/montana/
- KRTV, GFAR housing shortage figures, September 2026: https://www.krtv.com/news/is-great-falls-ready-for-its-housing-crunch-realtors-say-the-city-is-at-a-turning-point
- KRTV, city housing pipeline: https://www.krtv.com/news/great-falls-news/great-falls-works-to-tackle-housing-shortage
- Montana Regional MLS, Oct 2026
- Realtor.com
- Cascade County Treasurer, effective property tax rates, Oct 2026
- GTF International Airport
- City of Great Falls
- U.S. Census Bureau QuickFacts, Great Falls city, Montana
- KRTV, What Janicki Industries could mean for housing in Great Falls, June 2026: https://www.krtv.com/news/great-falls-news/what-janicki-industries-could-mean-for-housing-in-great-falls
Last updated October 24, 2026