Montana
Sanders County
12,936 residents$54,035 median HHI7 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$323,800
ACS 5-Year
Cap rate proxy
2.9%
FMR × 0.65 ÷ Home Value
Rent-to-income
17.2%
HUD FMR ÷ ACS HHI
Net migration
+0.82%
IRS SOI
Permits (TTM)
—
Census BPS
Climate risk
47.4
FEMA NRI (0–100)
ZIP code breakdown7 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 59845 | — | — | — | 0.1 | — |
| 59873 | — | — | — | 0.0 | — |
| 59859 | — | — | — | 0.0 | — |
| 59874 | — | — | — | 0.0 | — |
| 59844 | — | — | — | — | — |
| 59853 | — | — | — | — | — |
| 59856 | — | — | — | — | — |
Sort by any column. Click a ZIP for detail.
Demographics
Owner-occupied
80.0%
Census ACS
Vacancy rate
19.7%
Census ACS
Bachelor's degree +
21.6%
Census ACS
Rent burdened
53.4%
Census ACS (>30% income)
Median age
54.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026