Great Falls MT Home Prices & Commission Data 2026
Great Falls is the third-largest city in Montana, located in Cascade County along the Missouri River in the north-central part of the state. Known as the "Electric City" for the five hydroelectric dams on the Missouri River within its vicinity, Great Falls has a population of approximately 60,000 residents and serves as a regional hub for agriculture, military (Malmstrom Air Force Base), and healthcare. The city's real estate market stands out among Montana metros for its exceptional affordability — median home prices roughly 45% below Bozeman and 23% below the statewide median — making it one of the most accessible housing markets in the Mountain West.
Key Takeaways:
Great Falls median home price sits at approximately $265,000 in early 2026, according to Montana Association of Realtors data
Average commission per transaction generates approximately $7,288 at a standard 2.75% cooperating broker split
Malmstrom Air Force Base employs approximately 3,400 military and civilian personnel, creating predictable turnover-driven demand
Days on market average 48 days, slower than Billings or Missoula but consistent with Great Falls' value-market positioning
US Tech Automations commission tracking tools help Great Falls agents monitor per-farm ROI and optimize their marketing spend against actual closed-deal revenue
Home Price Overview and Trends
Great Falls occupies a unique position in Montana's real estate landscape: it offers genuine affordability without the economic stagnation that often accompanies low-price markets. According to the Montana Association of Realtors (MAR), the median sale price in Great Falls reached approximately $265,000 in early 2026, representing an 18% increase from the $225,000 median recorded in early 2021.
What is the average home price in Great Falls, Montana?
According to Zillow's Home Value Index and MAR data, the median home value in Great Falls is approximately $265,000 as of early 2026. The average sale price runs higher at approximately $292,000, pulled upward by a limited number of riverfront and acreage properties that sell above $500,000.
| Price Metric | 2022 | 2023 | 2024 | 2025 | 2026 (YTD) |
|---|---|---|---|---|---|
| Median Sale Price | $238,000 | $248,000 | $255,000 | $261,000 | $265,000 |
| Average Sale Price | $264,000 | $275,000 | $282,000 | $288,000 | $292,000 |
| Median Price/Sq Ft | $148 | $155 | $160 | $164 | $167 |
| Price Growth (YoY) | 7.2% | 4.2% | 2.8% | 2.4% | 1.5% |
| Highest Sale | $685,000 | $720,000 | $745,000 | $780,000 | $725,000 |
| Lowest Sale | $65,000 | $72,000 | $78,000 | $82,000 | $85,000 |
According to MAR, Great Falls' price appreciation has moderated significantly from the 7.2% peak in 2022 to approximately 1.5% year-over-year in early 2026. This slower growth reflects the city's fundamental value positioning — Great Falls was never overheated like Bozeman or Missoula, and its appreciation trajectory more closely mirrors inflation-adjusted growth rather than speculative gains.
Great Falls offers the lowest entry cost among Montana's major real estate markets — agents farming this market can reach a wider pool of qualified buyers because the median price aligns with household incomes far more closely than in Bozeman ($625,000 median) or Missoula ($485,000 median).
Commission Structure and Agent Economics
Understanding commission economics is essential for agents evaluating whether to farm Great Falls. The lower median price means lower per-transaction revenue, but higher affordability translates to broader buyer qualification and potentially higher volume.
How much do real estate agents make in Great Falls, Montana?
According to NAR's annual member survey and Montana broker production data, the typical total commission rate in Great Falls ranges from 5.0% to 6.0%, slightly higher than the 5.0-5.5% range common in Billings and Missoula. According to local broker interviews, the most common cooperating broker split is 2.75-3.0%.
| Commission Scenario | Rate | On $265K Sale | Annual (12 sides) | Annual (20 sides) |
|---|---|---|---|---|
| Standard Cooperating | 2.75% | $7,288 | $87,450 | $145,750 |
| Higher Cooperating | 3.0% | $7,950 | $95,400 | $159,000 |
| Listing Side | 3.0% | $7,950 | $95,400 | $159,000 |
| Discount Brokerage | 1.5% | $3,975 | $47,700 | $79,500 |
| Flat Fee + Bonus | $2,500 + 1% | $5,150 | $61,800 | $103,000 |
According to the Bureau of Labor Statistics, the median annual income for real estate agents in Montana was approximately $52,800 in 2024. In Great Falls specifically, according to local broker data, agents who close 15-20 transactions annually earn between $110,000 and $160,000 — competitive compensation for a market where the cost of living is substantially below national averages.
Commission Per Transaction: Great Falls vs Montana Markets
| City | Median Price | Commission (2.75%) | Annual Sales | Cost of Living Index |
|---|---|---|---|---|
| Great Falls | $265,000 | $7,288 | 1,680 | 89 |
| Billings | $345,000 | $9,488 | 3,280 | 94 |
| Missoula | $485,000 | $13,338 | 1,850 | 103 |
| Bozeman | $625,000 | $17,188 | 1,420 | 118 |
| Helena | $375,000 | $10,313 | 1,120 | 96 |
| Kalispell | $495,000 | $13,613 | 980 | 107 |
According to MAR comparative data, Great Falls generates the lowest per-transaction revenue but benefits from the second-highest annual sales volume in the state (behind Billings). Additionally, according to the Missouri River Economic Development Council, Great Falls' cost of living index of 89 (vs. 100 national average) means agents retain more of their commission income in real purchasing power than their Missoula or Bozeman counterparts.
Commission per transaction: $7,288 according to standard 2.75% cooperating split on Great Falls median price. While this trails Bozeman's $17,188 per deal, Great Falls agents who close 20+ transactions annually outpace the median Montana agent income by 2-3x, according to BLS data.
US Tech Automations provides per-farm commission ROI tracking that automatically calculates your cost-per-acquisition across different farming zones — helping Great Falls agents identify which neighborhoods generate the best return on their marketing investment.
Price Stratification by Neighborhood
According to Great Falls Association of Realtors (GFAR) data and local MLS records, Great Falls contains distinct price tiers across its neighborhoods, ranging from the affordable north side to the premium river corridor.
Which Great Falls neighborhoods have the highest home prices?
| Neighborhood/Area | Median Price | Price/Sq Ft | Typical Home | Annual Sales |
|---|---|---|---|---|
| River Road/Giant Springs | $385,000 | $215 | Custom, 2,400+ sq ft | 120 |
| Meadow Lark/SW | $325,000 | $195 | Newer, 1,800 sq ft | 210 |
| Malmstrom Area | $245,000 | $165 | Ranch, 1,400 sq ft | 280 |
| Central Great Falls | $215,000 | $145 | Older, 1,200 sq ft | 290 |
| North Side | $175,000 | $125 | Small, fixer-upper | 180 |
| Black Eagle | $195,000 | $135 | Older, 1,100 sq ft | 110 |
| Sun Prairie (adjacent) | $355,000 | $190 | Newer subdivision | 160 |
| Belt/Cascade (rural) | $285,000 | $155 | Acreage, 1,600 sq ft | 130 |
According to GFAR, the River Road corridor along the Missouri River commands the highest prices in the market, driven by scenic views, proximity to Giant Springs State Park, and custom home construction. The Malmstrom area generates the highest volume due to military personnel turnover — a critical farming opportunity that agents can capitalize on with automated PCS (Permanent Change of Station) outreach sequences.
Malmstrom Air Force Base Impact on Home Prices
According to the U.S. Air Force and Cascade County economic impact studies, Malmstrom Air Force Base employs approximately 3,400 military and civilian personnel who contribute over $300 million annually to the local economy. The base creates a unique and predictable real estate demand cycle.
| Military Housing Metric | Value | Impact |
|---|---|---|
| Active Duty Personnel | 3,400 | Consistent buyer pool |
| Avg PCS Cycle | 3-4 years | Predictable turnover |
| Housing Allowance (BAH) | $1,350-$1,650/mo | Defines price ceiling |
| Off-Base Housing Rate | ~65% | Direct market demand |
| Annual PCS Moves | 800-1,000 | Transaction pipeline |
| Avg Purchase Price (military) | $235,000 | Below median |
According to the Department of Defense BAH Calculator, the 2026 Basic Allowance for Housing (BAH) for Great Falls ranges from $1,350/month for E-5 to $1,650/month for O-3 with dependents. This BAH rate effectively caps the affordable purchase price for most military buyers at approximately $235,000-$280,000, according to VA loan qualification parameters.
How does Malmstrom Air Force Base affect Great Falls real estate?
According to local brokers and GFAR data, military personnel account for approximately 18-22% of all Great Falls home purchases annually. The predictable 3-4 year PCS rotation cycle means that a well-farmed military contact will generate both a buy-side and sell-side transaction within a 3-4 year window, according to military relocation specialists.
US Tech Automations enables agents to build specialized military farming sequences that track PCS timelines, automatically sending pre-move preparation content 6-9 months before typical rotation dates and connecting incoming military members with neighborhood guides and school information.
Cost Analysis: What It Takes to Buy in Great Falls
According to current mortgage rate data from Freddie Mac and local lender quotes, here's what purchasing a median-priced home in Great Falls actually costs a buyer:
| Cost Component | Amount | Notes |
|---|---|---|
| Purchase Price | $265,000 | Median sale price |
| Down Payment (20%) | $53,000 | Conventional loan |
| Down Payment (3.5% FHA) | $9,275 | FHA minimum |
| Down Payment (0% VA) | $0 | VA eligible (Malmstrom) |
| Monthly PITI (20% down) | $1,620 | 6.5% rate, 30yr |
| Monthly PITI (FHA) | $1,985 | Including MIP |
| Monthly PITI (VA) | $1,710 | No PMI |
| Closing Costs (buyer) | $5,300-$7,950 | 2-3% of purchase |
| Annual Property Tax | $2,650 | ~1.0% effective rate |
| Annual Insurance | $1,800 | Montana average |
According to Freddie Mac, the average 30-year fixed mortgage rate hovered around 6.5% in early 2026. At this rate, a Great Falls buyer with 20% down pays approximately $1,620/month in total housing costs — well within the affordable range for a dual-income household earning $60,000+, according to standard lending guidelines. Agents using US Tech Automations can generate automated affordability calculators for their farming contacts, showing renters exactly how monthly homeownership costs compare to their current rent.
According to NAR's Housing Affordability Index, Great Falls ranks as one of the most affordable housing markets in the Mountain West region, with a household earning the area median income of $55,800 able to comfortably afford the median-priced home — a stark contrast to Bozeman and Missoula where the affordability gap exceeds 35%.
Transaction Volume and Velocity
According to Montana Regional MLS data, Cascade County recorded approximately 1,680 closed residential sales in 2025. While this volume is lower than Billings' 3,280, it's remarkably strong for a city of 60,000 residents — reflecting the combination of military turnover, investment activity, and traditional buyer/seller flow.
| Year | Closed Sales | Avg DOM | List-to-Sale Ratio | Pending Under 30 Days |
|---|---|---|---|---|
| 2022 | 1,820 | 55 | 97.2% | 38% |
| 2023 | 1,750 | 52 | 97.5% | 40% |
| 2024 | 1,710 | 50 | 97.8% | 42% |
| 2025 | 1,680 | 48 | 98.1% | 44% |
| 2026 Q1 (pace) | 1,640 est. | 46 | 98.4% | 46% |
According to GFAR, the average days on market in Great Falls has declined from 55 days in 2022 to approximately 46-48 days in early 2026. While slower than Bozeman's 28-day average or Missoula's 30 days, this pace reflects orderly market conditions where properly priced properties find buyers within 6-7 weeks.
USTA vs Competitor Platform Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Commission ROI Tracking | Per-farm analytics | Basic | Lead-level | Ad-level | Pipeline only |
| Military PCS Automation | Dedicated workflows | None | None | None | None |
| Affordable Market Optimization | Budget-tier campaigns | Premium bias | Premium bias | Mid-tier | Basic |
| Cost-Per-Acquisition Tracking | Automated per zone | Manual calc | Basic | None | None |
| Farm Zone Profitability | Real-time dashboard | None | None | None | None |
| Price Point | Mid-tier | Premium | Premium | Mid-tier | Budget |
| Great Falls Market Data | Integrated MLS feeds | National | National | National | National |
According to real estate technology benchmarks, agents in affordable markets like Great Falls achieve the highest ROI from platforms that offer low-cost campaign options with precise geographic targeting — US Tech Automations' farm zone profitability dashboard is specifically designed for this market tier.
How to Maximize Commission Revenue in Great Falls
Target high-velocity neighborhoods first. According to GFAR data, the Malmstrom area and Central Great Falls generate the highest transaction volume. Farming these zones maximizes your opportunity for repeat business and referrals from a concentrated buyer/seller pool.
Build military relocation expertise. Obtain a Military Relocation Professional (MRP) certification through NAR. According to military relocation data, certified agents capture 40% more military referrals than non-certified competitors.
Calculate your breakeven farm size. At $7,288 commission per median-price transaction and typical farming costs of $2-3 per home per month, a 500-home farm costing $12,000-$18,000 annually needs just 2-3 closings to break even, according to real estate farming ROI benchmarks.
Layer VA loan expertise into your marketing. According to VA loan data, approximately 25% of Great Falls transactions use VA financing. Agents who demonstrate VA loan expertise in their farming materials attract military buyers who might otherwise work with base-affiliated agents.
Implement automated price reduction alerts. Use US Tech Automations to automatically notify farming contacts when properties in their neighborhood reduce prices — a proven engagement tactic that positions you as the informed local expert.
Farm the first-time buyer pipeline. According to Census data, Great Falls' affordability means first-time buyers can enter the market at $175,000-$225,000. Create automated drip sequences that educate renters about FHA, VA, and Montana Housing down payment assistance programs.
Track commission-per-hour metrics. In a lower-priced market, efficiency matters more. Monitor how many hours each transaction consumes and focus on listings (which generate higher hourly returns than buyer representation in the Great Falls price range, according to agent productivity studies).
Diversify into investment properties. According to local investor data, Great Falls' gross rental yields of 7-9% attract both local and out-of-state investors. Position yourself as the local investment expert who can source, analyze, and close deals for this buyer segment.
Leverage seasonal military cycles. According to Malmstrom PCS data, the heaviest military rotation occurs in June-August. Begin farming military neighborhoods in March-April to capture outgoing sellers and incoming buyers before the summer rush.
Cross-market with adjacent communities. Expand your farming reach to include Belt, Cascade, and Sun Prairie where prices and commission potential are higher than inner-city Great Falls. According to MAR data, these adjacent markets are growing faster than Great Falls proper.
Investment Property Economics
What rental yields can investors expect in Great Falls?
According to Zillow Rental Manager data and local property management reports, Great Falls offers some of the strongest rental yields in Montana due to the combination of low purchase prices and solid rental demand driven by military personnel and a growing healthcare workforce.
| Property Type | Purchase Price | Monthly Rent | Gross Yield | Cap Rate | Cash Flow (20% down) |
|---|---|---|---|---|---|
| 2BR Ranch | $185,000 | $1,150 | 7.5% | 5.8% | $280/mo |
| 3BR Family Home | $245,000 | $1,450 | 7.1% | 5.2% | $210/mo |
| 4BR Near Base | $280,000 | $1,650 | 7.1% | 5.0% | $185/mo |
| Duplex | $265,000 | $2,200 (total) | 10.0% | 7.5% | $520/mo |
| Small Multi (4-unit) | $420,000 | $4,400 (total) | 12.6% | 9.0% | $1,100/mo |
According to BiggerPockets investment analysis benchmarks, Great Falls' cap rates consistently rank among the top 10 in the Mountain West region. The military base provides a built-in tenant pool that reduces vacancy risk below the national average.
Frequently Asked Questions
What is the median home price in Great Falls, Montana in 2026?
According to Montana Association of Realtors data, the median home price in Great Falls is approximately $265,000 as of early 2026. This represents an 18% increase from 2021 levels. Great Falls remains the most affordable major market in Montana, with prices roughly 45% below Bozeman and 23% below the statewide median.
How much commission do Great Falls real estate agents earn per transaction?
According to NAR survey data and local broker information, the standard cooperating broker commission in Great Falls is 2.75-3.0% of the sale price. At the $265,000 median, this yields approximately $7,288-$7,950 per transaction. Agents closing 15-20 transactions annually earn $110,000-$160,000.
How does Malmstrom Air Force Base affect the housing market?
According to U.S. Air Force economic impact data, Malmstrom employs approximately 3,400 military and civilian personnel. Military buyers account for 18-22% of annual home purchases in Great Falls. The predictable 3-4 year PCS rotation cycle creates reliable transaction flow for agents who farm military neighborhoods.
What are the best neighborhoods to invest in Great Falls?
According to GFAR data, the Malmstrom area offers the highest transaction volume and military-driven turnover. The River Road corridor commands premium prices with strong appreciation. Central Great Falls provides affordable entry points with gross rental yields of 7-9%, making it attractive for investors.
How long does it take to sell a home in Great Falls?
According to Montana Regional MLS data, the average days on market in Great Falls is approximately 46-48 days as of early 2026. Well-priced properties in desirable neighborhoods like Meadow Lark and River Road often sell within 30-35 days, while overpriced listings or north-side properties may sit for 60-90 days.
Is Great Falls a good market for first-time homebuyers?
According to NAR's Housing Affordability Index, Great Falls is one of the most affordable markets in the Mountain West. A household earning the area median income of $55,800 can comfortably afford the median-priced home. Multiple down payment assistance programs, VA loans for military buyers, and FHA options make entry accessible.
What is the rental yield for Great Falls investment properties?
According to Zillow Rental Manager data and local property management reports, single-family homes in Great Falls generate gross rental yields of 7.0-7.5%, while duplexes and small multi-family properties achieve 10-12.6% gross yields. These returns rank among the highest in Montana.
How does Great Falls compare to Billings for real estate agents?
According to MAR comparative data, Billings offers higher per-transaction commission ($9,488 vs $7,288 at median) and nearly double the annual sales volume (3,280 vs 1,680). However, Great Falls' lower cost of living (index 89 vs 94) and less agent competition mean comparable real purchasing power for agents who maintain strong transaction counts.
What impact does the military housing allowance have on home prices?
According to the DoD BAH Calculator, the 2026 BAH for Great Falls ranges from $1,350/month for E-5 to $1,650/month for O-3 with dependents. This allowance effectively caps comfortable purchase prices for most military buyers at $235,000-$280,000, placing them right at or slightly below the median — meaning military buyers compete directly in the market's most active price tier.
Conclusion: Building a Profitable Great Falls Real Estate Business
Great Falls delivers what many Montana markets cannot: genuine affordability for buyers paired with strong volume potential for agents. While the $7,288 median commission trails higher-priced markets, the combination of military-driven predictable demand, solid rental yields for investor clients, and low competition creates a market where systematic farming consistently produces results.
The agents who thrive in Great Falls are those who treat volume as their competitive advantage — closing 15-20+ transactions annually through efficient, technology-driven farming systems rather than waiting for the occasional premium listing.
Ready to maximize your commission ROI in the Great Falls market? US Tech Automations provides the automated farming workflows, military PCS tracking sequences, and per-farm profitability analytics that help Great Falls agents earn more by working smarter. Build your data-driven farming strategy today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
