Real Estate Investing in Great Falls, Montana
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Great Falls, MT? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (78/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
What’s happening in Great Falls, MT?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$203,150
Avg Monthly Rent
$1,416
ZIP Codes
5
Market Trends — Great Falls, MT
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Great Falls, MT. Updated on demand as visitors ask.
Growth & development in Great Falls, MT Updated 137 days ago
Great Falls is experiencing significant commercial and residential development, alongside major energy and infrastructure projects.
Opportunities
- A 2 million-square-foot "hyperscale data center campus" called Project Cardinal is proposed near AgriTech Park, with initial construction by late 2027 to early 2028. — This project is expected to create 1,500-2,000 construction jobs and 150-200 permanent positions. The Electric
- Panera Bread is expected to begin construction soon at the old JB's location on 10th Avenue South. — This adds a new dining option and fills a previously vacant commercial space. The River 97.9
- Texas Roadhouse is being built at 1220 10th Ave. S., with a lawsuit related to the project recently settled. — This provides a new restaurant choice and redevelops a commercial site. The Electric
- Benefis Health System plans to break ground on a 15,000-square-foot outpatient senior health facility in spring 2025. — This expands healthcare services specifically for the aging population. The Electric
- The 120th Airlift Wing is scheduled to receive new aircraft in March 2026 and has $30 million in infrastructure projects for the conversion. — This represents significant investment in local military infrastructure and associated jobs. The Electric
Concerns
- Great Falls lost 200 jobs in January 2026, contributing to an average monthly loss of 100 jobs in 2026. — This indicates a contraction in the local job market. USAFacts
- JOANN fabric and craft stores closed locations across Montana in 2025, including in Great Falls. — This reduces retail options and results in job losses. K99
- The city's utility rate hike, averaging 27% across water, sewer, and stormwater, was approved in summer 2025. — This imposes increased costs on residents and businesses. The Electric
- Some businesses have built outside city limits to avoid connecting to city infrastructure or paying city taxes. — This can lead to reduced tax revenue for the city and potentially uncoordinated development. The Electric
Bottom line: Great Falls is experiencing a mix of significant development and some job market contraction and increased utility costs.
Local news & events in Great Falls, MT Updated 137 days ago
Great Falls has seen a mix of community engagement and persistent public safety and environmental challenges over the past year.
Opportunities
- Superfund cleanup work began in Black Eagle in May 2024 to address soil, groundwater, and surface water contamination from a former smelting facility. — This remediation improves environmental health and safety for residents in the Black Eagle community. The Electric
- The City of Great Falls Animal Shelter hosted an online auction from April 20-26, 2026, featuring donated items and local experiences. — This event provides a way for the community to support the animal shelter and acquire goods. City of Great Falls
- The 46th Annual Ice Breaker Road Race was held on April 26, 2026, offering 5-mile, 3-mile, and 1-mile races through downtown and along the River's Edge Trail. — This annual event promotes physical activity and community engagement for various fitness levels. City of Great Falls
- The Great Falls-Cascade County Historic Preservation Advisory Commission and The History Museum hosted the 2026 Preservation & Legacy Awards on May 9, 2026. — This event recognizes efforts to preserve local history and cultural heritage, fostering community pride. The History Museum
Concerns
- Great Falls has one of the highest crime rates in America, with a 1 in 25 chance of becoming a victim of violent or property crime. — High crime rates restrict residents' sense of security and freedom to engage in community activities. NeighborhoodScout
- A proposed public safety levy and bond in November 2023, aimed at increasing police and fire staffing, both failed to pass. — The failure of the levy means public safety needs remain unmet, potentially impacting emergency response times and school safety. Safety in the Falls
- Great Falls' treated water contains 8 contaminants exceeding health advocacy guidelines, including arsenic and chromium (hexavalent), despite meeting EPA legal limits. — This poses potential long-term health risks for residents due to exposure to chemicals above recommended safe levels. Great Falls Water Quality Report
- A Great Falls mother raised concerns in October 2025 about police handling of mental health crises, citing mistreatment of her deaf son. — This highlights a gap in specialized crisis response, potentially leading to negative outcomes for vulnerable individuals. YouTube (KRTV News)
Bottom line: While community events and environmental cleanup efforts are underway, Great Falls faces ongoing challenges with high crime rates and water quality concerns.
Schools in Great Falls, MT Updated 137 days ago
Great Falls Public Schools is expanding learning opportunities and facilities, while facing budget shortfalls due to declining enrollment and federal funding cuts.
Opportunities
- In September 2025, the GFPS board approved a $1.2 million contract to convert the former Great Falls High School shop into a district-wide enhanced learning center. — This creates new educational spaces and resources accessible to all schools. The Electric
- GFPS is launching a summer experiential learning program for students in grades 1-12 in 2026, funded by the state's innovative tax credit program. — This expands educational choices and provides free, high-quality learning experiences for students. The Electric
- Starting in the 2025-2026 school year, GFPS is offering an online school option for students in grades 7-12. — This increases flexibility and access to education for homeschool students and those with other needs. The Electric, GFPS
- Great Falls Public Schools received $3,091,230 through the STARS Act for teacher salaries and an increased inflation rate of 3% equating to $1,373,273 in August 2025. — This provides additional funding for teacher compensation and helps offset rising costs. The Electric
- In March 2026, the GFPS board approved a $1.29 million roof replacement project for Lewis and Clark Elementary. — This maintains and improves essential school infrastructure, ensuring a safe learning environment. The Electric
Concerns
- Great Falls Public Schools is experiencing a budget shortfall driven by declining enrollment and rising inflation costs. — This could lead to difficult decisions regarding educational programs if not addressed. GFPS
- Federal funding for several title programs decreased by 5.6% and other programs saw a flat 8% decrease in August 2025. — This restricts resources for various school programs and services. The Electric
- The district anticipates continued declining enrollment based on county birth records, which will negatively impact state funding. — This ongoing trend challenges the district's financial resources under the current state funding formula. GFPS, The Electric
- In February 2026, the GFPS budget committee recommended forgoing a levy this year, anticipating a need for one in coming years. — This indicates potential future tax increases for residents to support school funding. The Electric
- From 2008 to 2021, the district made significant staffing reductions, including 18 elementary, 15.3 middle, and 67.4 high school teaching positions. — This reduced the number of available teachers and led to the reduction or discontinuation of several programs. GFPS
Bottom line: Great Falls Public Schools is expanding programs and facilities while navigating significant budget challenges due to declining enrollment and federal funding cuts.
Civic & policy in Great Falls, MT Updated 137 days ago
Great Falls has seen recent decisions on zoning for new housing, changes to state property tax laws, and a ballot measure restricting fireworks.
Opportunities
- City Commissioners approved annexation and R-10 mobile home park zoning for the IX Blessings development in December 2025, planning 154 lots. — This expands affordable housing opportunities and includes new community amenities like parks and courts. The Electric
- The City Commission unanimously approved the Peace Harbor subdivision annexation and Planned Unit Development for 67 lots in August 2025. — This decision facilitates new housing development and expands residential options.
- Montana's 2025 legislative session passed bills (HB 231 & SB 542) introducing tiered property tax rates, aiming to lower taxes for most primary residences. — These state-level changes are expected to reduce property tax burdens for many Great Falls homeowners.
- The Great Falls Planning Advisory Board/Zoning Commission approved a Conditional Use Permit for marijuana cultivation in an I-1 Light Industrial zone in June 2025. — This allows for new business operations within the city's industrial areas.
Concerns
- Great Falls voters approved Ordinance 3278 in November 2025, restricting the sale and discharge of certain fireworks within city limits. — This imposes new prohibitions on residents regarding the types of fireworks they can use.
- City Commissioners unanimously approved their annual budget resolution and intent to raise property taxes in August 2025. — This decision will result in increased property tax costs for residents.
- The City Commission declared multiple properties as nuisances in April 2026, leading to demolition and use of federal funds. — This involves public funds for demolition and may displace residents or businesses from affected properties.
Bottom line: Great Falls is experiencing growth through new housing developments, while also implementing new restrictions on fireworks and facing property tax increases.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Great Falls, MT
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Great Falls, MT. Anonymous, moderated, never written by AI.
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Avg Home Value
$203,150
Avg Monthly Rent
$1,416
1% Rule
✗ Below
Landlord Friendly (MT)
★★★★★
☀️
Warm Market
— Great Falls, MT metro
0
Days to pending
6.2%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Great Falls
3 Colleges
2,142 Students
790 Off-Campus Renters
C
Vocational For-Profit · 147 students
C
4-Year Private · 677 students
C
2-Year Public · 1,318 students
📍 ~790 students rent off-campus
Investor Insight: With 790 students living off-campus, Great Falls has substantial rental demand from the college population — typically stable, lease-renewing tenants.
ZIP Codes in Great Falls, MT
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View PlansFrequently Asked Questions About Great Falls, MT
Does Great Falls, MT make sense for an investment property?
With a 3.0/5 investability score, Great Falls, MT ranks as a solid market for rental property investors. Median prices of $203K and rents of $1,416/mo drive the underlying numbers.
Do rentals sit vacant long in Great Falls, MT?
Rental vacancy in Great Falls, MT is elevated. Investors should budget normal turnover but not chronic empty units.
What are rental rates like in Great Falls, MT?
Average rent in Great Falls, MT is approximately $1,416/mo per month. Against $203K home values that yields a reasonable rent-to-price ratio.
Can I live-in-and-rent in Great Falls, MT?
The house hack math a challenging in Great Falls, MT. Owner-occupant buyers benefit from the $1,416/mo rents and $203K home values.
Is housing expensive in Great Falls, MT?
Great Falls, MT median home values land near $203K. That is reasonable territory for investors looking at $1,416/mo-per-month rentals.
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