Investing in Gallatin County
Gallatin County covers 3 rental markets we actively finance in Montana — Belgrade, Big Sky, Bozeman. Across those markets the median investment basis averages $1,173,333, a long-term lease averages $4,300/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $7,961. That produces a county-wide average DSCR ratio near 0.64x.
Basis varies more inside Gallatin County than the average suggests. Belgrade is the lowest entry point at roughly $610,000, while Bozeman currently models the strongest coverage ratio in the county at 0.84x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.