Butte MT Demographics & Housing Data 2026
Butte is a historic mining city in Silver Bow County, Montana, located in the southwestern part of the state along the Continental Divide. Unique among Montana's major cities, Butte-Silver Bow operates as a consolidated city-county government — the only such entity in Montana. With a population of approximately 35,500 residents across the merged jurisdiction, Butte carries a rich copper-mining heritage (earning the nickname "The Richest Hill on Earth") while navigating an economic transformation toward healthcare, education, and emerging technology. The city's real estate market is Montana's most affordable among major cities, with a median home price of approximately $215,000 — creating a distinctive landscape for agents who understand how to farm a value market where demographics, not price appreciation, drive opportunity.
Key Takeaways:
Butte-Silver Bow population stands at approximately 35,500, according to U.S. Census Bureau estimates, reflecting a 15-year stabilization after decades of decline
Median home price of approximately $215,000 makes Butte the most affordable major market in Montana
Montana Technological University (Montana Tech) and St. James Healthcare anchor the employment base
Homeownership rate of 64.8% combined with an aging housing stock creates renovation and upgrade opportunities
Agents using US Tech Automations demographic targeting tools can identify high-propensity sellers among Butte's aging homeowner population and conversion-ready renters in the university corridor
Population and Demographic Overview
Butte's demographic story is one of stabilization after a century of dramatic change. According to the U.S. Census Bureau, the city's population peaked at over 100,000 in the early 1900s during the copper boom, declined steadily through the 20th century, and has stabilized at approximately 35,500 since 2010.
What is the population of Butte, Montana?
According to Census Bureau estimates, Butte-Silver Bow's population was approximately 35,500 as of 2025. Unlike most Montana cities experiencing growth, Butte's population has remained essentially flat — growing by less than 1% over the past five years. This stability, rather than decline, is itself a positive signal, indicating that Butte has found its economic equilibrium.
| Demographic Metric | Butte | Montana Avg | U.S. Avg |
|---|---|---|---|
| Population | 35,500 | — | — |
| Population Change (5yr) | +0.8% | +3.1% | +2.7% |
| Median Age | 41.2 | 39.8 | 38.9 |
| Median Household Income | $48,600 | $60,100 | $74,580 |
| College Degree (25+) | 28.4% | 33.1% | 33.7% |
| Homeownership Rate | 64.8% | 68.7% | 65.4% |
| Poverty Rate | 16.2% | 13.1% | 12.6% |
| Veterans (% of pop) | 11.8% | 10.2% | 6.9% |
According to the ACS, Butte's median household income of $48,600 ranks below both the Montana ($60,100) and national ($74,580) averages. However, according to the Bureau of Economic Analysis regional price parities data, Butte's cost of living index of approximately 84 (versus 100 national average) means that real purchasing power is closer to $57,800 — narrowing the effective income gap significantly.
According to Census Bureau data, Butte has the highest veteran population share (11.8%) among Montana's major cities. This creates a significant VA loan-eligible buyer segment that farming agents can target with specialized military and veteran homebuyer marketing.
Household Income and Housing Affordability
Butte's most compelling demographic advantage for real estate agents is its exceptional affordability. According to NAR's Housing Affordability Index methodology, a Butte household earning the median income of $48,600 can comfortably afford the median-priced home — a statement that cannot be made about Bozeman, Missoula, Whitefish, or Kalispell.
Can the average Butte resident afford to buy a home?
| Income Bracket | Households | % of Total | Max Affordable Home | Can Buy Median? |
|---|---|---|---|---|
| Under $25,000 | 3,800 | 24.2% | $95,000 | No |
| $25,000-$34,999 | 2,200 | 14.0% | $133,000 | No |
| $35,000-$49,999 | 2,800 | 17.8% | $190,000 | Nearly |
| $50,000-$74,999 | 3,400 | 21.7% | $285,000 | Yes |
| $75,000-$99,999 | 1,900 | 12.1% | $380,000 | Yes |
| $100,000+ | 1,600 | 10.2% | $380,000+ | Yes |
According to the ACS, approximately 44% of Butte households earn enough to comfortably purchase the median-priced home using conventional financing. When VA and FHA loan programs are included, this figure rises to approximately 55%, according to lending qualification estimates. This broad affordability creates a wide buyer funnel that agents can exploit through systematic farming.
US Tech Automations helps agents segment their farm contacts by estimated income, automatically delivering affordability-matched content — pre-qualification education for lower-income renters, equity position updates for mid-range homeowners, and investment opportunity alerts for higher-income households.
Employment Base and Economic Drivers
According to the Montana Department of Labor & Industry and Butte-Silver Bow Economic Development Council, Butte's economy has diversified significantly from its mining-dependent past, though mining legacy still shapes the community.
| Employer/Sector | Employees | Avg Salary | Impact on Housing |
|---|---|---|---|
| St. James Healthcare | 1,200 | $62,000 | Stable mid-income demand |
| Montana Technological University | 800 | $55,000 | Faculty/staff housing |
| NorthWestern Energy | 650 | $72,000 | Upper-income demand |
| Butte School District #1 | 600 | $48,000 | Family housing demand |
| Butte-Silver Bow Government | 550 | $50,000 | Stable employment |
| Mining/Remediation (various) | 500 | $68,000 | Skilled worker housing |
| Retail/Hospitality | 3,200 | $32,000 | Rental/entry-level demand |
| Federal (NRCS, EPA) | 350 | $75,000 | Upper-mid income demand |
According to the Butte-Silver Bow Economic Development Council, the most significant emerging sector is environmental remediation — the Superfund cleanup of the Berkeley Pit and surrounding areas employs hundreds of workers and is projected to continue for decades, according to EPA project timelines. This creates uniquely stable long-term employment in Butte.
Housing Market Data
According to MAR and local MLS data, Butte's housing market offers the lowest entry point among Montana's significant cities. The $215,000 median represents a 15% increase from the $187,000 median recorded in early 2021 — the most modest appreciation rate among Montana metros.
What do homes cost in Butte, Montana?
| Price Metric | 2022 | 2023 | 2024 | 2025 | 2026 (YTD) |
|---|---|---|---|---|---|
| Median Sale Price | $198,000 | $205,000 | $210,000 | $213,000 | $215,000 |
| Average Sale Price | $222,000 | $230,000 | $235,000 | $238,000 | $240,000 |
| Median Price/Sq Ft | $128 | $133 | $136 | $139 | $140 |
| Total Closed Sales | 520 | 495 | 480 | 470 | 115 (Q1) |
| Average DOM | 58 | 55 | 52 | 50 | 48 |
| Months of Inventory | 3.8 | 4.2 | 4.5 | 4.8 | 5.0 |
| List-to-Sale Ratio | 96.5% | 96.8% | 97.0% | 97.2% | 97.4% |
According to MAR, Butte is the only major Montana market approaching balanced inventory (5.0 months). While most Montana cities operate well below the 4-6 month equilibrium threshold, Butte's slower demand growth relative to supply creates more buyer-friendly conditions, according to NAR market classification criteria. Agents using US Tech Automations inventory tracking dashboards can monitor these supply shifts in real time and adjust farming messaging between buyer-focused and seller-focused content accordingly.
Butte's 15% five-year appreciation is the lowest among Montana's major cities, but according to the Bureau of Economic Analysis, when adjusted for Butte's exceptionally low cost of living, the real return on housing investment is comparable to Billings' 28% nominal appreciation. Agents farming Butte should lead with absolute affordability rather than appreciation potential in their marketing.
Neighborhood Price Data
According to local MLS data and the Butte-Silver Bow Assessor's Office, Butte's neighborhoods reflect the city's mining heritage and geographic terrain.
| Neighborhood | Median Price | Price/Sq Ft | Home Age (avg) | Annual Sales |
|---|---|---|---|---|
| Uptown Butte | $165,000 | $115 | 1910 | 85 |
| South Butte | $235,000 | $148 | 1960 | 95 |
| West Side/Greeley | $195,000 | $130 | 1940 | 70 |
| Floral Park | $255,000 | $155 | 1970 | 75 |
| East Side | $185,000 | $125 | 1935 | 65 |
| Centerville | $175,000 | $118 | 1920 | 50 |
| Walkerville | $180,000 | $120 | 1915 | 40 |
| South of I-90 (newer) | $285,000 | $170 | 2005 | 60 |
According to the Butte-Silver Bow Historic Preservation Office, over 6,000 structures in Butte's National Historic Landmark District date to the 1880-1920 mining boom era. While historically significant, this aging housing stock creates both challenges (deferred maintenance, lead paint, outdated systems) and opportunities (renovation potential, historic tax credits) for agents and their clients.
Age Distribution and Life Stage Analysis
According to ACS data, Butte's age distribution creates distinct market segments, with a notably larger retiree population than most Montana cities.
| Age Group | Population | % of Total | Housing Need | Farming Strategy |
|---|---|---|---|---|
| 18-24 | 4,200 | 11.8% | Rental, student housing | Future buyer nurture |
| 25-34 | 4,500 | 12.7% | First-time buyers | Active buyer conversion |
| 35-44 | 4,100 | 11.5% | Move-up, family homes | Equity position updates |
| 45-54 | 4,400 | 12.4% | Established, renovations | Market value tracking |
| 55-64 | 5,200 | 14.6% | Pre-downsizing | Retirement planning |
| 65-74 | 4,800 | 13.5% | Downsizing, assisted living | Lifestyle transitions |
| 75+ | 3,600 | 10.1% | Estate planning, sales | Probate/estate outreach |
What is the average age of Butte residents?
According to the ACS, Butte's median age of 41.2 years is older than the Montana average (39.8) and national average (38.9). The 65+ cohort represents 23.6% of the population — one of the highest shares among Montana cities. According to NAR tenure data, homeowners aged 65+ who have owned their properties for 15+ years represent the highest-probability seller segment in any market.
US Tech Automations enables agents to identify and target this high-propensity seller segment with automated content tailored to their needs — downsizing guides, property tax exemption information for seniors, home preparation checklists, and gentle "what's your home worth" market updates that prompt listing conversations without aggressive solicitation.
According to ACS data, approximately 8,400 Butte homeowners are aged 55 or older. Assuming average homeownership tenure of 15+ years in this cohort, these households have equity positions of $60,000-$120,000 in a $215,000 median market. This aging-homeowner segment represents Butte's single largest untapped farming opportunity.
Rental Market and Student Housing
According to ACS data and Montana Tech enrollment records, Butte's rental market is shaped by two primary factors: the university student population and the city's relatively high poverty rate.
| Rental Metric | 2023 | 2024 | 2025 | 2026 (est.) |
|---|---|---|---|---|
| Median Rent (2BR) | $825 | $860 | $890 | $920 |
| Median Rent (3BR) | $1,050 | $1,100 | $1,140 | $1,180 |
| Vacancy Rate | 4.8% | 5.0% | 5.2% | 5.4% |
| Renter Households | 5,500 | 5,480 | 5,460 | 5,440 |
| Student Renters | 1,200 | 1,180 | 1,200 | 1,220 |
| Rent-to-Income Ratio | 24% | 25% | 25% | 26% |
According to Apartment List data, Butte rents remain well within the HUD-recommended 30% affordability threshold for households earning the median income. According to Montana Tech housing services, the university enrolls approximately 2,800 students, with roughly 1,200 living in off-campus rental housing — creating a reliable tenant base for investor-owned properties near campus.
How does Butte compare for rental investment?
According to Zillow Rental Manager data and local property management reports, Butte offers some of the strongest gross rental yields in Montana due to the combination of very low purchase prices and moderate rental rates.
| Property Type | Purchase Price | Monthly Rent | Gross Yield | Cap Rate |
|---|---|---|---|---|
| 2BR Bungalow | $145,000 | $825 | 6.8% | 5.5% |
| 3BR Family Home | $195,000 | $1,100 | 6.8% | 5.2% |
| 4BR Near MT Tech | $225,000 | $1,350 | 7.2% | 5.6% |
| Duplex | $210,000 | $1,650 (total) | 9.4% | 7.2% |
| Small Multi (4-unit) | $350,000 | $3,400 (total) | 11.7% | 8.8% |
| Student Rental (4BR) | $185,000 | $1,600 (by room) | 10.4% | 8.0% |
According to BiggerPockets investment analysis, Butte's cap rates consistently rank among the top 5 in Montana — rivaling Great Falls and outperforming every western Montana market. The student rental segment is particularly attractive, with by-the-room pricing generating 10%+ gross yields.
Historic Preservation and Housing Stock
According to the Butte-Silver Bow Historic Preservation Office and the National Trust for Historic Preservation, Butte's Uptown district is one of the largest National Historic Landmark Districts in the United States, encompassing approximately 6,000 contributing structures.
| Housing Stock Metric | Value | Impact |
|---|---|---|
| Homes Built Pre-1940 | 48% | Renovation opportunity |
| Homes Built 1940-1979 | 32% | Update/modernization |
| Homes Built 1980-2010 | 15% | Standard maintenance |
| Homes Built Post-2010 | 5% | Minimal maintenance |
| Historic District Homes | 6,000 | Tax credit eligible |
| Avg Home Size | 1,380 sq ft | Smaller than state avg |
| Lead Paint Risk (pre-1978) | 80% of stock | Disclosure required |
| Energy Efficiency (avg) | Poor-Fair | Insulation upgrade need |
Are historic homes in Butte a good investment?
According to the Montana State Historic Preservation Office, owners of contributing structures in Butte's historic district may qualify for federal and state historic tax credits worth 20-45% of qualified rehabilitation expenses. According to the National Trust for Historic Preservation, these credits make renovation economics significantly more favorable than raw construction cost estimates suggest.
USTA vs Competitor Platform Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Senior Homeowner Targeting | Age-based segmentation | None | None | None | None |
| Historic Home Marketing | Specialized templates | None | None | None | None |
| Affordable Market Optimization | Low-cost campaigns | Premium bias | Premium bias | Mid-tier | Basic |
| Student Rental Marketing | Campus-area tools | None | None | None | None |
| Estate/Probate Lead Capture | Automated workflows | None | None | None | None |
| Renovation ROI Calculator | Built-in tools | None | None | None | None |
| Price Point | Mid-tier | Premium | Premium | Mid-tier | Budget |
According to real estate technology analysts, platforms optimized for affordable and value markets like Butte deliver 3-5x better ROI on farming campaigns than premium-priced platforms designed for luxury markets.
Migration and Population Trends
According to Census migration flow data, Butte's population stability masks underlying movement — people leave and arrive in roughly equal numbers.
| Migration Flow | Annual Estimate | Direction | Typical Profile |
|---|---|---|---|
| To Butte (in-state) | 800 | In | Students, state workers |
| To Butte (out-of-state) | 350 | In | Remote workers, retirees |
| From Butte (in-state) | 750 | Out | Young professionals |
| From Butte (out-of-state) | 420 | Out | Career-seekers |
| Net Migration | -20 | Roughly flat | — |
According to the Butte-Silver Bow Economic Development Council, the most promising in-migration trend is remote workers attracted by Butte's ultra-low housing costs. According to local Chamber of Commerce surveys, a growing number of tech workers earning $80,000-$150,000 remotely are discovering that Butte allows them to purchase outright (or nearly so) what would cost $500,000+ in Bozeman or $400,000+ in Missoula.
How to Farm Using Demographics in Butte
Target the 55+ homeowner segment first. According to ACS data, approximately 8,400 Butte homeowners are aged 55+, representing the highest-probability seller pool. Create automated downsizing awareness campaigns through US Tech Automations that provide gentle value updates and lifestyle transition resources.
Build a Montana Tech feeder pipeline. Connect with the Montana Tech alumni network and current student housing office. According to university data, graduating students who secure local employment become first-time buyers within 2-3 years. Nurture them now for future transactions.
Specialize in renovation guidance. With 80% of Butte's housing stock built before 1978, according to Census data, almost every transaction involves renovation discussions. Develop a vetted contractor network and renovation cost guide specific to Butte's housing stock.
Market VA loan expertise to the veteran community. According to ACS data, Butte's 11.8% veteran population share creates a substantial VA-eligible buyer pool. Position yourself as the VA loan specialist with dedicated farming content for veteran households.
Create investor-focused content. Butte's gross rental yields of 7-12% attract investors from across Montana. According to BiggerPockets, Butte appears regularly in "best cash flow markets" discussions. Farm both local and out-of-area investors with automated property analysis reports.
Leverage the affordability narrative. According to Census income data, 55% of Butte households can afford to buy. Create farming campaigns that educate renters about FHA programs, Montana Housing assistance, and the actual cost comparison of renting ($920/month) versus owning (approximately $1,150/month for a median home).
Track EPA Superfund project timelines. According to EPA records, the Berkeley Pit and Mine Waste cleanup is projected to continue for decades. This represents stable employment — and a stable buyer segment — that agents can farm with industry-specific outreach.
Identify estate and probate opportunities. With 10.1% of the population aged 75+, according to ACS data, estate sales and probate properties represent a meaningful transaction category. Develop relationships with local estate attorneys and the Butte-Silver Bow probate court.
Farm the Floral Park and South of I-90 corridors. According to MLS data, these neighborhoods offer the highest prices and most stable demand in Butte. Newer housing stock requires less renovation education, allowing farming messages to focus on market positioning and lifestyle.
Build a remote worker welcome program. Create content that positions Butte as the ultimate value-play for remote workers — $215,000 median vs. $625,000 in Bozeman. Include community integration resources, coworking spaces, and lifestyle amenities that address the "what's there to do?" question.
Butte vs Montana Market Comparison
| Market | Median Price | 5-Year Growth | Annual Sales | Gross Rental Yield |
|---|---|---|---|---|
| Butte | $215,000 | 15% | 470 | 7-12% |
| Great Falls | $265,000 | 18% | 1,680 | 7-10% |
| Billings | $345,000 | 28% | 3,280 | 6-10% |
| Helena | $375,000 | 32% | 1,120 | 5-8% |
| Missoula | $485,000 | 38% | 1,850 | 4-7% |
| Kalispell | $495,000 | 45% | 980 | 5-8% |
| Whitefish | $585,000 | 48% | 520 | 4-7% |
| Bozeman | $625,000 | 52% | 1,420 | 3-5% |
According to MAR, Butte's investment thesis is the inverse of Bozeman's: where Bozeman offers appreciation with minimal cash flow, Butte offers strong cash flow with modest appreciation. For farming agents, the message adapts accordingly — lead with investment returns and affordability rather than equity growth.
According to BiggerPockets investment analysis, Butte consistently ranks in the top 5 Montana markets for rental cash flow. A $215,000 duplex generating $1,650/month in total rent produces a cap rate exceeding 7% — a return that's impossible to achieve in Bozeman, Whitefish, or Missoula at current price levels.
Frequently Asked Questions
What is the population of Butte, Montana?
According to U.S. Census Bureau estimates, the Butte-Silver Bow consolidated city-county has a population of approximately 35,500. The population has stabilized after decades of post-mining decline, growing by less than 1% over the past five years. Butte is Montana's only consolidated city-county government.
What is the median home price in Butte?
According to Montana Association of Realtors data, the median home price in Butte is approximately $215,000 as of early 2026. This makes Butte the most affordable major housing market in Montana — roughly 66% less expensive than Bozeman and 56% less than Missoula.
What is the median household income in Butte?
According to the ACS, the median household income in Butte is approximately $48,600. While below the Montana average ($60,100), Butte's cost of living index of approximately 84 means real purchasing power is closer to $57,800 when adjusted for local prices.
Is Butte a good place to invest in rental property?
According to Zillow Rental Manager data and BiggerPockets analysis, Butte offers some of the strongest rental yields in Montana. Gross rental yields of 7-12% and cap rates of 5-9% significantly exceed what's achievable in higher-priced Montana markets. The Montana Tech student population provides a reliable tenant base.
What are the main employers in Butte?
According to the Montana Department of Labor & Industry, Butte's largest employers include St. James Healthcare (1,200 employees), Montana Technological University (800), NorthWestern Energy (650), Butte School District (600), and Butte-Silver Bow Government (550). Environmental remediation related to the historic mining operations provides additional stable employment.
How old are most homes in Butte?
According to Census housing data, approximately 48% of Butte's housing stock was built before 1940, reflecting the city's mining-era construction boom. Another 32% dates from 1940-1979. Only 5% of homes were built after 2010. The historic housing stock creates both renovation challenges and tax credit opportunities.
What makes Butte different from other Montana real estate markets?
According to economic analysis, Butte's distinguishing features include its consolidated city-county government, mining heritage and Superfund remediation economy, extremely affordable housing stock, high veteran population share, and the largest National Historic Landmark District in the western United States. These factors create a market that rewards patience, renovation expertise, and demographic-driven farming strategies.
Is Butte growing?
According to Census data, Butte's population has stabilized around 35,500 after decades of decline. Net migration is approximately flat, with in-migration roughly matching out-migration. The most promising growth signal is increasing interest from remote workers attracted by ultra-low housing costs compared to western Montana destinations.
What are the best neighborhoods in Butte to buy?
According to local MLS data, Floral Park ($255,000 median) and the South of I-90 corridor ($285,000 median) offer the newest and most desirable housing stock. South Butte ($235,000) provides solid mid-range options. Uptown Butte ($165,000) and the historic neighborhoods offer the lowest entry points with renovation potential and historic tax credit eligibility.
Conclusion: Finding Opportunity in Montana's Value Market
Butte's real estate market rewards agents who see demographics as opportunity rather than limitation. The city's aging homeowner population, strong rental yields, affordable entry points, and unique historic character create a market where systematic, data-driven farming produces consistent results — even without the dramatic appreciation that defines markets like Bozeman or Whitefish.
The agents who succeed in Butte are those who serve multiple transaction types: helping seniors transition from longtime homes, converting renters to first-time buyers, sourcing investment properties for cash-flow-focused investors, and guiding renovation projects in the historic district. This diversity of transaction type, enabled by demographic targeting, creates a resilient practice that doesn't depend on any single market condition.
Ready to build a demographic-powered farming strategy for Butte? US Tech Automations provides the senior homeowner targeting, renter conversion funnels, and investor marketing tools that help agents thrive in Montana's most affordable market. Start your data-driven Butte farming strategy today.
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Helping real estate agents leverage automation for geographic farming success.
