Loan Limits / Montana / Custer County
2026 Loan Limits · Montana · NON-METRO
Custer County, MT.
2026 conforming and FHA loan limits, calibrated to a median sales price of $288,000.
Median Sales Price
$288,000
Per HUD CHUMS, 2026
Conforming 1u Limit
$832,750
Standard conforming
FHA 1u Limit
$541,287
Floor
Jumbo Threshold
> $832,750
1-unit · loans above this are jumbo
Conforming (Fannie / Freddie)
Standard conforming| 1-unit (single-family) | $832,750 |
| 2-unit (duplex) | $1,066,250 |
| 3-unit (triplex) | $1,288,800 |
| 4-unit (fourplex) | $1,601,750 |
FHA Forward (203b)
Floor| 1-unit (single-family) | $541,287 |
| 2-unit (duplex) | $693,050 |
| 3-unit (triplex) | $837,700 |
| 4-unit (fourplex) | $1,041,125 |
About this county
About Custer County
Custer County is a county located in the southeast part of the U.S. state of Montana. As of the 2020 U.S. census, the population was 11,867. Its county seat and largest town is Miles City. The county was established after the end of the American Civil War (1861–1865), on June 2, 1865, as one of the nine original counties of the new western federal Territory of Montana, which had been formed the previous May 1864 by the United States Congress, with the approval of 16th President Abraham Lincoln. It was originally named Big Horn County of the old Montana Territory, and was renamed on February 16, 1877, in honor of Lieutenant Colonel George Armstrong Custer (1839–1876), commander of the famous 7th Cavalry Regiment of the United States Army, recently massacred and killed in the nearby Battle of the Little Bighorn, in the later portion of the American Indian Wars, the year before in June 1876. Read more on Wikipedia →
Population
11,938
U.S. Census ACS 2023
Median Household Income
$63,585
U.S. Census ACS 2023
Median Home Value (Census)
$204,200
Owner-occupied · ACS 2023
Owner-Occupancy Rate
69%
Of occupied housing
What these limits mean for buyers in Custer County
The 2026 conforming 1-unit limit for Custer County is $832,750. Loans at or below this amount can be sold by the originating lender to Fannie Mae or Freddie Mac, which keeps pricing tight and underwriting consistent. Custer County uses the standard national conforming baseline.
For FHA financing, the 2026 1-unit limit is $541,287. The HUD CHUMS table pegs the median sales price for Custer County at $288,000. This matches the FHA national floor — Custer County did not qualify for an upward adjustment for 2026.
Practical takeaway. The median sales price in Custer County ($288,000) is below both limits — FHA, conventional, and VA financing all cover median-priced purchases here. Choice between programs comes down to credit, down payment, and overlay differences.
How the limits are set
Conforming limits come from the Federal Housing Finance Agency (FHFA), which adjusts them each year based on changes in the FHFA Housing Price Index. FHA limits come from HUD: the national floor is $541,287 (65% of conforming baseline), the ceiling is $1,249,125 (150% of conforming baseline), and counties between are calculated as 115% of the area median sales price.
Multi-unit and house-hacking math
Custer County 2-, 3-, and 4-unit conforming limits are $1,066,250, $1,288,800, and $1,601,750 respectively. If you're house-hacking — owner-occupying one unit of a 2-4 unit property — these are the limits that matter, and the rental income on the other units can be used to qualify. FHA and VA both finance owner-occupied 2-4 unit properties at their own multi-unit limits.
Limits effective 2026 per HUD CHUMS publication. Sourced GSE and FHA files. Generated 2026-04-26.
Buying in Custer County?
We'll structure the loan against the right limit and the right program. Conforming, FHA, VA, jumbo — all in-house.