Location: Toole County, MT | Metro: Glacier County, MT
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,050 |
| 1 Bedroom | $1,260 |
| 2 Bedrooms | $1,370 |
| 3 Bedrooms | $1,630 |
| 4 Bedrooms | $1,960 |
| 5 Bedrooms | $2,274 |
| 6 Bedrooms | $2,547 |
| 7 Bedrooms | $2,751 |
| 8 Bedrooms | $2,889 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,370 | $108,022 | 1.27% | A |
| 3BR | $1,630 | $173,173 | 0.94% | C |
| 4BR | $1,960 | $220,370 | 0.89% | C |
| 5BR | $2,274 | $244,385 | 0.93% | C |
U.S. Census Bureau data (2024)
In Cut Bank, Montana, the real estate market for ZIP code 59427 presents a unique scenario for landlords and small-portfolio investors. The median home value stands at $171,500, indicating a relatively affordable market. However, the fact that only 0.2% of listings have reduced their prices suggests a strong seller's market where pricing power remains robust. Landlords and investors should expect to maintain or slightly increase property values due to this limited price reduction activity.
The median days on market (DOM) being listed as N/A signals a swift turnover of properties once they come onto the market, further reinforcing the idea that there is a steady demand for homes in this area. This quick absorption rate supports the notion that the market will continue to favor those who list their properties at or near the current median value.
On the rental side, the Forward Monthly Rent (FMR) for the metro area in fiscal year 2026 is projected to be $1,340, significantly higher than the current market rent of $953. This gap suggests that rents are likely to rise towards the FMR level, providing an opportunity for landlords to increase their income. The discrepancy between the projected FMR and the actual market rent can be attributed to various factors, including economic conditions and local housing policies.
For long-hold investors, the setup in Cut Bank implies a potential for gradual appreciation rather than rapid growth. The current market conditions, characterized by a strong seller's market and rising rents, suggest that property values could appreciate by a modest percentage over the next 12-24 months. However, the appreciation thesis is contingent upon broader economic stability and local employment trends supporting sustained demand for both ownership and rental properties.
To summarize, the combination of a high median home value, minimal price reductions, and swift market turnover indicates a favorable environment for maintaining and potentially increasing property values. The disparity between current rents and the projected FMR points to upward pressure on rental rates, which could enhance returns for those invested in the rental market. Long-term investors should position themselves for steady, albeit not explosive, appreciation in the coming years.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.