Moving to Great Falls in 2026: Cost of Living, Housing, and What to Know
Great Falls straddles the Missouri River in north-central Montana, positioned where the Great Plains slam into the eastern front of the Rocky Mountains. Lewis and Clark spent more time here than almost anywhere else on their expedition, portaging around the series of waterfalls that give the city its name. Today, roughly 60,000 people call Great Falls home, making it Montana’s third-largest city. For homebuyers in 2026, Great Falls is one of the last genuinely affordable places in Montana — median home prices sit below $280,000, and the city offers a blue-collar stability that has kept it grounded while Bozeman and Missoula prices spiraled upward. If you want Montana living without the Montana price tag, Great Falls is where the math actually works for buying a home on a middle-class income.
The city’s personality is shaped by two forces: Malmstrom Air Force Base and the agricultural economy that surrounds it. Add in Montana’s zero sales tax, low property taxes, and a cost of living well below the national average, and Great Falls becomes one of the strongest affordability plays in the Northern Rockies. Use our property tax calculator for detailed numbers. The trade-off is wind — relentless, bone-chilling wind that earned Great Falls the nickname “Electric City” long before it referred to hydropower.
Great Falls at a Glance
| Metric | Value |
|---|---|
| City Population (2025 est.) | 60,500 |
| Metro Population | 82,000 |
| Median Home Price | $275,000 |
| Median Rent (1 BR) | $825/mo |
| Effective Property Tax Rate | ~0.78% |
| Median Household Income | $53,000 |
| State Income Tax | 1% – 6.75% (graduated) |
| State Sales Tax | None |
| Elevation | 3,376 feet |
| Average Sunny Days | 211/year |
Cost of Living in Great Falls
Great Falls runs 8-12% below the national cost of living average, with housing accounting for the bulk of that savings. A household earning $53,000 can realistically afford a median-priced home here — a claim that almost no city in western Montana can make. Groceries are close to national averages, utilities are slightly below thanks to abundant hydroelectric power, and the no-sales-tax advantage saves $1,500-$2,500 annually for a typical family.
| Category | Great Falls Index | National Average |
|---|---|---|
| Overall | 90 | 100 |
| Housing | 72 | 100 |
| Groceries | 100 | 100 |
| Utilities | 90 | 100 |
| Transportation | 96 | 100 |
| Healthcare | 95 | 100 |
Winter heating costs are the one line item that can surprise newcomers. Great Falls gets cold — genuinely cold — and heating a poorly insulated older home can run $250-$350 per month from November through March. Natural gas is the primary heating fuel, and homes with updated insulation and modern furnaces will keep those bills closer to $150-$200. Use our affordability calculator to factor in all costs.
Housing Market in Great Falls
The Great Falls housing market has seen modest appreciation since 2020, but nothing like the explosive growth in Bozeman or Missoula. Median prices have risen from about $210,000 in 2019 to $275,000 in 2026 — significant but manageable. Inventory is healthier than in western Montana cities, and buyers have more leverage to negotiate. Homes typically sit on the market for 45-60 days.
- Entry-level homes in the $150,000-$220,000 range are available throughout the city, particularly in the south-central neighborhoods and near Gore Hill.
- The sweet spot for updated, move-in-ready homes is $250,000-$325,000, concentrated on the west side and in newer subdivisions south of 10th Avenue.
- New construction has been limited compared to demand, with most development happening on the southwest edge of town.
- Properties above $400,000 are uncommon — they tend to be newer custom builds, acreages on the city’s fringe, or renovated riverfront homes.
- Many homes in central Great Falls date to the 1940s-1960s. Expect plaster walls, single-pane windows, and basement moisture issues in older stock.
Military transfers from Malmstrom Air Force Base create a steady churn in the rental and purchase market. This gives Great Falls a more transient feel than other Montana cities of similar size but also means there is almost always inventory available. Check our closing cost calculator for a complete cost picture.
Best Neighborhoods in Great Falls
| Neighborhood | Median Price | Character | Best For |
|---|---|---|---|
| West Side | $305,000 | Established, tree-lined streets, near Giant Springs | Families, outdoor access |
| Northwest (Riverview) | $280,000 | River access, quiet, newer homes mixed with older | Anglers, professionals |
| Southwest | $320,000 | Newer development, good schools, suburban feel | Families, military |
| Whittier/University Area | $230,000 | Near UM-Great Falls, walkable, student-friendly | First-time buyers, students |
| Black Eagle | $195,000 | Working-class, river-adjacent, affordable | Budget buyers, investors |
| South Central | $210,000 | Older stock, mixed-income, near downtown | Value seekers, downsizers |
| Malmstrom Area (NE) | $250,000 | Military-adjacent, practical, easy commute to base | Military families |
Job Market and Economy
Malmstrom Air Force Base is the economic anchor, employing roughly 3,400 military personnel and 700 civilians directly, with thousands more jobs in the support ecosystem. The base operates the 341st Missile Wing, overseeing Minuteman III ICBMs across a vast swath of central Montana. Base realignment has been a recurring anxiety for Great Falls, but Malmstrom has survived every round of closures since the 1990s and its strategic missile mission appears secure.
Healthcare is the second-largest sector. Benefis Health System employs about 3,000 people and serves as the regional medical center for north-central Montana. Great Falls Clinic adds another major healthcare employer. Agriculture-related businesses — grain elevators, livestock auction yards, equipment dealers, and seed companies — employ hundreds and tie the city’s fortunes to the surrounding ranch and farm economy.
Manufacturing has shrunk from its peak but still matters. Pacific Steel and Recycling, Montana Silversmiths, and several smaller manufacturers maintain operations. The Montana Air National Guard’s 120th Fighter Wing provides additional military employment. Unemployment has hovered around 3.5-4% — slightly above the state average but stable.
Climate and Wind
Great Falls has a continental climate with harsh winters, warm summers, and wind that deserves its own section. The city sits where the plains meet the mountains, creating a natural wind corridor. Average wind speeds are 12-14 mph, but sustained winds of 30-50 mph occur regularly, especially from October through April. Wind gusts above 70 mph have been recorded, and “no-burn” days due to fire risk from wind are common in dry seasons.
Winter is the main event. January average highs are 33°F with lows around 14°F, but Arctic air masses push temperatures to -20°F or colder several times most winters. Wind chill values of -40°F to -50°F are not unheard of. Snowfall averages about 60 inches per year. Chinook winds provide dramatic warm breaks — temperatures can jump 40+ degrees in hours — but the overall winter is long, running from late October through mid-April.
Summers are pleasant, with July highs averaging 85°F and low humidity. Wildfire smoke from western Montana can affect air quality in August and September, though Great Falls is less prone to smoke trapping than valley cities like Missoula. For homeowners, the wind means roofing, siding, and fencing need to be built to withstand serious gusts. See our home services hub for maintenance guidance.
Schools and Education
Great Falls Public Schools enroll about 10,000 students across 17 elementary schools, three middle schools, and two high schools — Great Falls High (the “Bison”) and C.M. Russell High (the “Rustlers”). Both high schools offer solid academics and strong athletic programs. The district performs at or slightly above Montana averages, which generally rank in the middle tier nationally.
The University of Providence (formerly University of Great Falls) is a small private university with about 1,000 students. Great Falls College Montana State University, a two-year institution, provides nursing, dental hygiene, and trades training that feeds directly into local employers. For military families, the quality of schools around Malmstrom is a frequent concern — schools near the base are generally adequate but not exceptional.
Outdoor Recreation and Culture
Giant Springs State Park sits at the edge of town, fed by one of the largest freshwater springs in North America. The Missouri River through Great Falls offers outstanding walleye, rainbow trout, and smallmouth bass fishing. The River’s Edge Trail system provides 60+ miles of paved and unpaved trails along the river corridor — an impressive network for a city this size.
The C.M. Russell Museum holds one of the finest Western art collections in the country, with over 2,000 works by Charlie Russell and his contemporaries. The Lewis and Clark Interpretive Center tells the story of the expedition’s difficult portage around the Great Falls. For skiing, Showdown Montana is about 90 minutes south in the Little Belt Mountains, and the Rocky Mountain Front — one of the most dramatic mountain walls in North America — begins just 30 miles west.
Hunting culture runs deep in Great Falls. Elk, mule deer, white-tailed deer, upland birds, and waterfowl are all accessible within an hour’s drive. The Bob Marshall Wilderness Complex, the third-largest wilderness area in the lower 48, begins about 60 miles west. Use our mortgage calculator to budget for a home that puts you close to the outdoor access that matters most.
Pros and Cons of Living in Great Falls
| Pros | Cons |
|---|---|
| Most affordable housing in Montana’s larger cities | Severe wind year-round |
| No state sales tax | Harsh, long winters |
| Stable military and healthcare economy | Limited dining and entertainment options |
| Outstanding river recreation | Aging housing stock in many neighborhoods |
| Genuine small-city friendliness | Slower economic growth than western Montana |
| Low traffic and easy commutes | Far from ski resorts and national parks |
Compare With Other States
Considering other markets? Here’s how other states compare:
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- Moving to Florida in 2026: The Complete Relocation Guide
- Moving to Biloxi in 2026: Cost of Living, Housing, and What to Know
Frequently Asked Questions
How affordable is Great Falls compared to other Montana cities?
Great Falls is significantly cheaper than Bozeman (median $600,000+), Missoula ($510,000), and even Billings ($345,000). A household earning the local median of $53,000 can realistically afford a $275,000 home with conventional financing and 5-10% down. That kind of alignment between incomes and home prices has become rare in Montana.
Is Malmstrom Air Force Base likely to close?
No base closure is guaranteed, but Malmstrom’s strategic nuclear deterrence mission makes it one of the safer military installations in the country. The Minuteman III modernization (Sentinel ICBM replacement) is expected to keep the base active for decades. That said, military families should always plan for the possibility of reassignment, and the base’s future is ultimately a congressional and DOD decision.
How bad is the wind in Great Falls?
Bad enough to be a defining feature of daily life. Sustained winds of 20-30 mph are common, and gusts above 50 mph happen multiple times per year. Wind affects everything from yard work to commuting to which side of a building you park on. Many residents say you get used to it. Others say you just learn to tolerate it. Either way, it is a constant presence, especially from fall through spring.
What is the healthcare situation in Great Falls?
Excellent for a city this size. Benefis Health System is a full-service regional medical center with trauma capabilities, cardiology, oncology, and orthopedic surgery. Great Falls Clinic provides multispecialty care. You will not need to travel to Billings or Missoula for most medical needs, which is a significant advantage over smaller Montana towns where specialist access requires a multi-hour drive.
Can I commute from Great Falls to other Montana cities?
Not practically for daily work. Helena is 90 miles south (1.5 hours), and Missoula is 180 miles west (3 hours). These are fine for occasional trips but not daily commutes. If your job requires regular travel to other Montana cities, Great Falls works best for remote workers or people whose employment is local. The airport offers limited commercial service for business travel.
What outdoor activities are available near Great Falls?
Fishing on the Missouri River is world-class — the tailwater section below Holter Dam is one of the best trout fisheries in the lower 48. Hunting access is outstanding in every direction. The Rocky Mountain Front provides dramatic hiking and backpacking. Showdown Montana offers affordable skiing 90 minutes south. Giant Springs State Park and the River’s Edge Trail network provide year-round recreation within city limits. Calculate your down payment needs so you can focus your home search on the side of town closest to your preferred recreation.