Havre Real Estate Investment Guide For 2026
A comprehensive resource for investors looking to capture the lowest entry price in our Montana coverage, anchored by Northern Montana Health Care, Montana State University Northern, BNSF Railway, and 130 years of Hi-Line railroad heritage
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Complete Investment Guide
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1. Havre Market Overview
Market Fundamentals
Havre sits on the Milk River in north central Montana, 45 miles south of the Canadian border, and has carried the nickname Crown Jewel of the Hi-Line since its founding in 1893 as a Great Northern Railway division point. It is the smallest city in our Montana coverage so far, but it is also the most affordable, and its economy is genuinely diversified across healthcare, education, rail, and federal government rather than leaning on any single employer the way a one industry town would.
Key economic indicators that define Havre’s investment case:
- Population: about 9,100 to 9,300 in the city proper, roughly 16,000 across Hill County
- Major Employers: Northern Montana Health Care (the largest employer, serving the entire Hi-Line and nearby reservation communities), BNSF Railway (about 600 employees at this Hi-Line division point), Havre Public Schools, Montana State University Northern, U.S. Border Patrol’s Havre Sector, Walmart
- Median Household Income: about $50,300
- Largest Employment Sectors: health care, education, transportation and rail, government, agriculture and retail trade
- No State Sales Tax: Montana is one of only five states without one
- Median Age: 32 years
Havre serves as the wholesale distribution, retail, and medical referral hub for a sparsely populated radius of roughly 150 miles, including the Rocky Boy’s and Fort Belknap reservations. Unlike Billings’ healthcare concentration or Great Falls’ military anchor, no single employer dominates Havre’s job market, a structure local brokers credit with insulating the city from the kind of downturn that hits a true one employer town.
Havre’s economy blends healthcare, education, rail, and federal government employment along Montana’s Hi-Line
2026 Economic Outlook
- Montana’s new HB 231 property tax structure rewarding long term rental ownership, with Havre’s low price point keeping nearly the entire market inside the lowest tax tier
- A genuinely diversified employment base across healthcare, education, rail, and federal government providing stability despite a flat to slightly declining population
- Average home values up roughly 8% over the past year despite limited population growth, consistent with tight regional inventory rather than a population boom
- Continued role as the Hi-Line’s wholesale distribution and medical referral center for four surrounding counties and nearby tribal nations
Investment Climate
Havre offers the most extreme version of the cash flow over appreciation tradeoff anywhere in our Montana coverage. Where Billings and Great Falls investors weigh a moderate price point against a sizable rental pool, Havre investors accept the smallest tenant pool in the series in exchange for the lowest purchase prices and the strongest cap rates. Successful Havre investors tend to share a few characteristics:
- Genuine comfort with a small, slow market where weekly listing volume is thin and patience is part of the strategy
- A cash flow first mentality that treats Havre’s flat population as a known tradeoff rather than a surprise
- Appreciation for the lightest short term rental compliance burden of any city in our Montana coverage
- Awareness of the new 2026 property tax tiers and how Havre’s low price point keeps essentially the entire market inside the lowest bracket
- A relationship with a local lender who understands the DSCR loan minimum amount issue that can affect Havre’s cheapest properties
Montana’s preemption of local rent control, combined with a genuinely landlord friendly statewide eviction framework, gives Havre investors a regulatory environment closer to Texas or Arizona than to West Coast cities. Layered on top of that statewide advantage, Havre itself has not added the kind of short term rental permitting or rental registration system found in Billings, Bozeman, or Missoula, and unlike Billings, Bozeman, or Great Falls, it is not even required to update its land use plan under Senate Bill 382, leaving its near term zoning environment unusually stable.
Historical Performance (2020 to 2026)
| Year | Average Home Value | YoY Change | Notable Context |
|---|---|---|---|
| 2020 | $148,000 | +3.5% | Pre pandemic baseline, among the most affordable cities in the state |
| 2022 | $182,000 | +11.8% | Pandemic era remote buyer interest reaches even the smallest Hi-Line markets |
| 2024 | $207,000 | +4.0% | Growth moderates as rates rise, still the most affordable market in our Montana coverage |
| 2025 | $206,000 | -0.5% | A brief pause before inventory tightens again |
| 2026 | $224,000 | +8.4% | Limited new construction and historically low listing volume push values higher despite a flat population |
Figures blend Zillow Home Value Index data with median sale and list price figures from Redfin and Movoto. Methodologies differ enough between sources that exact figures vary, but the direction of recent acceleration is consistent across all of them.
Demographic Trends Driving Demand
- Genuinely Diversified Employment Base – Northern Montana Health Care, BNSF Railway, Havre Public Schools, MSU-Northern, and U.S. Border Patrol together mean no single employer dominates the local job market
- Regional Medical and Retail Hub Status – Havre serves as the wholesale distribution and medical referral center for a sparsely populated radius of roughly 150 miles, including Hill, Blaine, Liberty, and Phillips counties
- Rocky Boy’s and Fort Belknap Reservation Proximity – steady inbound movement tied to employment, healthcare, and education draws population from both nearby tribal nations
- MSU-Northern Enrollment – roughly 2,000 students create modest but consistent rental demand concentrated in Highland Park
- Concentrated, Service Driven Stability – unlike Billings’ broad diversification or Great Falls’ military anchor, Havre’s stability comes from being the only sizable service center across a wide, sparsely populated stretch of the Hi-Line
- North Havre and West Havre’s Unincorporated Growth – continued residential activity in both census designated places just outside city limits, outside Havre’s own zoning and licensing requirements
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2. Neighborhood Hotspots
Where Smart Money Is Moving in 2026
Top Hotspots
Highland Park (the established neighborhood near the hospital and university, the strongest rental demand), North Havre (unincorporated, a lower cost growth area), Downtown Havre (historic core with conversion potential), West Havre (unincorporated, the lowest price point), and the Bullhook and East Havre area near the rail yards lead for 2026. Smaller established pockets like Lincoln-McKinley and Sunnyside offer steady, if unremarkable, family rental demand.
Typical Cap Rates
5.5 to 9.0% across most Havre single family and small multifamily properties, the strongest cap rate profile of any city in our Montana coverage given the lowest entry price. West Havre and North Havre’s unincorporated, lower cost housing stock generally lands at the top of that range, while Highland Park and Downtown trade more on stability and walkability and command a somewhat tighter yield in the 5.0 to 6.5% band.
Havre Investment Neighborhood Map
Interactive map of Havre’s investment neighborhoods. Green stars show top hotspots, blue circles mark established markets, and orange circles highlight emerging pockets.
Core Investment Neighborhoods
Detailed Submarket Analysis: All Havre Neighborhoods
| Submarket | Price Range | Cap Rate | Character | Best Strategy |
|---|---|---|---|---|
| Highland Park | $200,000 to $260,000 | 5.5 to 6.5% | Hospital and university adjacent, established | Cash flow, duplex conversion |
| North Havre | $140,000 to $200,000 | 6.5 to 8.0% | Unincorporated, lower price, room for accessory units | Cash flow, house hack |
| West Havre | $100,000 to $180,000 | 7.0 to 9.0% | Unincorporated, manufactured housing mix, lowest price point | Cash flow, manufactured housing |
| Downtown Havre | $150,000 to $280,000 | 5.0 to 6.5% | Historic, walkable, conversion upside | Value add, multi family conversion |
| Bullhook and East Havre | $170,000 to $230,000 | 6.0 to 7.0% | Rail yard proximity, blue collar rental demand | Balanced buy and hold |
| Lincoln-McKinley District | $160,000 to $220,000 | 5.5 to 6.5% | Established, central, older housing stock | Long term appreciation |
Expert Insight: “Most investors looking at Montana never even consider Havre, and that is exactly the point. You are buying at a fraction of what the same square footage costs in Billings or Great Falls, and the rent to price ratio here is the best I have seen anywhere on the Hi-Line. The hospital and the university give you a renter pool that does not disappear when the wheat harvest is slow, and North Havre and West Havre let you get in for less than the down payment alone would cost you somewhere bigger.” – Travis Boyer, Broker, Hi-Line Realty Group
Don’t guess the costs. Our Complete Renovation & Remodeling Cost Guide covers 600+ pages of project by project breakdowns with real contractor pricing ranges.
3. Property Types
📋 2026 Update: Montana’s Statewide Upzoning Is Now Settled Law
In March 2026 the Montana Supreme Court unanimously upheld the state’s 2023 housing package against a constitutional challenge, removing the last legal cloud over the laws that directly expand what an investor can build on a Havre lot. Senate Bill 528 requires every Montana municipality, regardless of size, to allow at least one accessory dwelling unit by right on any lot with a single family home, up to 1,000 square feet or 75% of the primary home’s floor area, with no owner occupancy requirement and no added parking mandate. Senate Bill 323 requires cities over 5,000 residents, which includes Havre, to allow duplexes anywhere a single family home is allowed, and Senate Bill 245 requires cities of Havre’s size to allow multi unit or mixed use development in commercial zones. Unlike Billings, Bozeman, or Great Falls, Havre is not one of the 10 larger cities required to update its land use plan under Senate Bill 382, leaving its near term zoning process comparatively undisturbed.
| Investment Goal | Best Property Type | Best Neighborhoods | Minimum Capital |
|---|---|---|---|
| Strongest Cash Flow | Duplex or small multi family | Highland Park, North Havre | $50,000 to $75,000 |
| Lowest Entry Price in Our Montana Coverage | Manufactured home or modest single family | West Havre, North Havre | $20,000 to $45,000 |
| Predictable Institutional Demand | Single family or small multi family near campus and hospital | Highland Park | $50,000 to $65,000 |
| Long Term Appreciation | Highland Park or Downtown single family | Highland Park, Downtown Havre | $50,000 to $65,000 |
| Lowest Management | Newer single family home | Northeast Havre, Beaver Creek Highway Corridor | $55,000 to $80,000 |
4. Cost Analysis
Acquisition Cost Breakdown (Havre)
| Expense Item | Typical Cost | Example ($230,000 Property) | Notes |
|---|---|---|---|
| Down Payment | 25% (investment) | $57,500 | Standard for investment properties in Havre |
| Closing Costs | 2 to 3% of price | $4,600 to $6,900 | Title, escrow, lender fees, recording |
| General Inspection | $350 to $550 | $450 | Heating system and roof condition are the main flags in Havre’s 1940s and 1950s housing stock |
| Initial Repairs | 0 to 5% of price | $0 to $11,500 | Highly variable, older West Havre and Downtown properties often need more |
| Reserves (6 months) | 6 months expenses | $6,000 to $7,500 | Emergency fund for vacancy and repairs |
| TOTAL CASH TO CLOSE | ~30 to 36% of value | $69,000 to $84,000 | The lowest dollar cash to close requirement of any city in our Montana coverage |
Why Havre Investors Get the Most Out of HB 231
Montana’s HB 231 property tax overhaul created two completely different tax outcomes for the same house depending on how it is used, and Havre’s low price point means nearly every property captures the full benefit of the lowest tier. The reduced rate is not automatic. Owners of long term rental property must actively apply with the Montana Department of Revenue, typically between December 1 and March 1 each year, at revenue.mt.gov, to be enrolled at the lower tiered rate.
| Classification | Rate Structure | Annual Tax on $230,000 Property |
|---|---|---|
| Long Term Rental (enrolled), Single Family | 0.76% flat, entirely inside the lowest tier | $1,748 |
| Long Term Rental, Multi Family (2 or more units) | Flat 1.10% | $2,530 |
| Second Home or Short Term Rental | Flat 1.90% on full value | $4,370 |
Because Havre’s typical purchase price sits at less than two thirds of the $378,000 statewide median, an enrolled single family long term rental here never comes close to the higher 0.90% or 1.10% tiers that a comparable Billings property can cross into. Investors capture the full benefit of the lowest bracket on essentially the whole purchase price, making the enrollment decision worth roughly $2,622 a year on a typical $230,000 property compared to the second home and short term rental rate, a meaningful share of total rent on a property this size.
Sample Cash Flow Analysis: Highland Park Duplex
| Item | Monthly | Annual | Notes |
|---|---|---|---|
| Unit 1 Rent | $850 | $10,200 | 2BR side, Highland Park |
| Unit 2 Rent | $850 | $10,200 | 2BR side, Highland Park |
| Gross Income | $1,700 | $20,400 | |
| Less Vacancy (5%) | -$85 | -$1,020 | Conservative estimate |
| Property Taxes | -$183 | -$2,200 | Flat 1.10% multi family long term rental rate on $200,000 |
| Insurance | -$100 | -$1,200 | Landlord policy covering both units |
| Property Management (9%) | -$153 | -$1,836 | Local Havre rate for two units, single address |
| Maintenance and CapEx | -$136 | -$1,632 | 8% of gross rent |
| Net Operating Income | $1,043 | $12,512 | Before mortgage |
| Mortgage ($200,000 price, 25% down, 6.75%, 30yr) | -$973 | -$11,681 | Principal and interest only |
| CASH FLOW (25% down) | +$69 | +$831 | Positive at standard financing, the strongest result in our Montana series so far |
| Cap Rate | 6.26% | NOI divided by purchase price |
Havre’s combination of the lowest purchase prices and a steady, institution backed rental pool in Highland Park produces the cleanest cash flow result anywhere in our Montana coverage so far, clearing a debt service coverage ratio above 1.0 even at standard 25% down. Move to 30% down and the same property clears roughly $135 a month in cash flow with a debt service coverage ratio near 1.15, a comfortable cushion for a DSCR loan application.
Expert Insight: “People assume a market this small must be a bad investment, but the math says otherwise. You are not paying a premium for Bozeman style growth expectations, you are paying close to land value plus a modest building, and the rent still covers the note. A Highland Park duplex at this price point pencils out on day one without a single creative financing trick. The catch is patience. You might wait a few extra months to find the right deal, and a few extra months to sell it down the road.” – Travis Boyer, Broker, Hi-Line Realty Group
5. Legal Framework
✅ Montana Is Landlord Friendly, and Havre Adds Almost No Extra Layers
Montana’s statewide landlord tenant law is straightforward and favors property owners relative to most large U.S. markets. Havre is one of the simplest cities in the state to operate in, since it has not layered on the kind of city specific rental registration or short term rental permit system found in Billings, Bozeman, or Missoula. Always confirm current rules with a Montana licensed real estate attorney before closing.
Montana Statewide Landlord Tenant Law
Montana Code Annotated Title 70, Chapters 24 and 25 govern every residential lease in the state, including Havre:
- Non Payment Notice: A 3 day pay or vacate notice is required before a non payment eviction can proceed.
- Lease Violation Notice: A 14 day notice applies for other lease violations, with a 3 day cure period built in before the landlord can terminate.
- No Rent Control: State law preempts any local government from enacting rent control or rent stabilization.
- Security Deposits: No statutory dollar cap, though 1 to 1.5 months rent is common market practice. Deposits must be returned within 30 days, or 10 days if no deductions are taken, along with an itemized list of any deductions.
- Entry Notice: Landlords must give at least 24 hours notice before entering an occupied unit except in a genuine emergency.
- Repairs: Landlords have 14 days from written notice to make necessary repairs before a tenant can pursue remedies.
- Self Help Evictions Are Illegal: A landlord who changes locks, shuts off utilities, or removes a tenant’s property without a court order can be sued for 3 times actual damages or 3 months rent, whichever is greater.
Havre and Hill County Specifics
Like Great Falls, Havre has not adopted a dedicated short term rental ordinance, rental registration program, or city specific business license requirement layered on top of state law:
- No City Short Term Rental Permit: Operating a stay under 30 days requires only the statewide Montana Public Accommodations License from the Department of Public Health and Human Services, not a separate city permit.
- Public Accommodations License: Covers basic health and safety standards, potable water, wastewater disposal, and property maintenance, the same requirement that applies to any Montana lodging business.
- Statewide Lodging Tax: An 8% combined Montana lodging tax applies to short term rental revenue regardless of city limits.
- Property Tax Enrollment: The reduced HB 231 long term rental tax rate is not automatic. Owners must apply with the Montana Department of Revenue, typically between December 1 and March 1, or default to the higher flat rate.
- North Havre and West Havre: Both are unincorporated census designated places that follow Hill County zoning rather than Havre city code, an even lighter layer on top of an already light city framework.
- No MLUPA Planning Deadline: Unlike Billings, Bozeman, Great Falls, and seven other larger Montana cities, Havre is not required to update its land use plan under Senate Bill 382, leaving its near term zoning environment more stable and predictable.
| Regulation | Havre | Great Falls (for comparison) | Investor Impact |
|---|---|---|---|
| Eviction Process | Montana statewide process applies | Montana statewide process applies | No difference, same 3 day notice statewide |
| Short Term Rental | State Public Accommodations License only, no city permit | State Public Accommodations License only, no city permit | Identical, light compliance burden in both cities |
| ADU and Duplex Rights | Guaranteed by state law, city must allow by right | Guaranteed by state law, city must allow by right | Identical statewide right in both cities |
| Property Tax Classification | HB 231 statewide rules, nearly the entire market sits in the lowest tier | HB 231 statewide rules, nearly the entire market sits in the lowest tier | Both cities’ low price points capture the full lowest tier benefit |
| Land Use Plan Mandate | Not required, too small for the Senate Bill 382 list | Required by May 2026 under Senate Bill 382 | Havre’s near term zoning process is more stable and predictable |
| Building Permits | City of Havre Planning Department | City of Great Falls Planning and Community Development | Different office, generally comparable timelines |
6. Step by Step Havre Investment Playbook
Define Your Havre Strategy
Havre rewards investors who accept what the market actually is, the lowest entry price and strongest cap rates in our Montana coverage, paired with a small, flat population and a slower exit. Before buying, decide which of these strategies fits your goals:
Cash Flow First
Target a duplex or small multi family property in Highland Park or North Havre, where Havre’s lowest prices meet its steadiest rental demand. Frequently reaches positive cash flow at standard 25% down.
Lowest Capital Entry
Purchase a land owned manufactured or mobile home in West Havre, the single lowest priced property type anywhere in our Montana series, prioritizing yield and minimal upfront capital over appreciation.
Institutional Anchored Buy and Hold
Purchase a single family home near MSU-Northern or Northern Montana Hospital in Highland Park, leaning on steady healthcare and education staff turnover rather than population growth for reliable occupancy.
Long Term Appreciation
Buy in Downtown Havre or Highland Park for steadier long term value growth tied to the city’s historic core and institutional anchors, accepting a lower cap rate in exchange.
Build Your Havre Team
Havre is the smallest, tightest knit market in our Montana coverage, so personal relationships and local knowledge matter even more than in Billings or Great Falls:
- Havre Investor Focused Agent: Ideally one with experience working with out of state cash flow buyers and the smaller, slower moving local listing volume.
- Montana Licensed Property Manager: Ask specifically how they handle Havre’s older 1940s and 1950s housing stock and screening near both the campus and the hospital.
- ADU and Duplex Experienced Contractor: Fewer local contractors have built under the current statewide rules in a market this size, so ask for a recent reference.
- CPA Familiar With Montana’s HB 231 Enrollment Process: The annual long term rental tax enrollment window matters here as much as anywhere in the state.
- Real Estate Attorney: Useful for entity structuring and lease review, a lower stakes hire given Montana’s landlord friendly law and Havre’s light local regulatory layer.
Expert Tip: Ask any prospective property manager how they keep a unit filled in a market with relatively few comparable listings to list it against. Managers who track Northern Montana Health Care’s recruitment and rotation cycle directly tend to fill vacancies faster than the broader Havre numbers would suggest.
Havre Specific Due Diligence
Physical Due Diligence
- Heating system condition given the Hi-Line’s cold, windy winters
- Roof condition, since the city sees significant wind and hail exposure on the open plains
- Foundation and basement moisture in Havre’s predominantly 1940s and 1950s housing stock
- Age of plumbing and electrical systems in pre 1970 homes
- Well water versus municipal water and sewer connection if buying in unincorporated North Havre or West Havre
Regulatory Due Diligence
- Confirm whether the property sits inside Havre city limits or unincorporated Hill County, including North Havre and West Havre
- Verify zoning eligibility for an ADU or duplex addition under state law
- Check the seller’s HB 231 enrollment status and most recent property tax bill
- Confirm proximity to the BNSF rail yard if buying near the tracks, since noise can affect tenant retention
- Check Milk River floodplain status for properties closer to the river
Competing in Havre’s Market
Havre is the most buyer favorable market in our Montana coverage by a clear margin. Typical homes spend anywhere from roughly 70 to over 150 days on the market depending on price point and segment, far longer than Billings or Great Falls, and listing volume on any given week is genuinely small.
- Be patient, and widen your search radius: With so few listings active at once, the right property might take a few extra months to appear, especially for a clean duplex or small multi family deal.
- Real deals do surface: Genuine multi family listings in the $150,000 to $350,000 range appear regularly, often with real upside for a buyer willing to do some work.
- Do not assume Havre is automatically cheap forever: Average values are up roughly 8% over the past year despite a flat population, so run current numbers rather than relying on older Montana investment content.
- Use a pre approval from a lender familiar with investment property underwriting to move quickly when a well priced cash flow property does appear, since thin inventory means good deals can move fast even in a slow overall market.
Property Management in Havre
Havre carries the same light touch landlord tenant framework as the rest of Montana, without any city specific registration or just cause eviction ordinance. Key focuses for Havre landlords:
Typical Havre Management Fees
- Single family management: 8 to 10% of monthly rent
- Duplex and small multi family management: 8 to 9% of monthly rent per unit, often discounted slightly for multiple units at one address
- Leasing fee: 50 to 100% of one month’s rent
- Lease renewal fee: $150 to $300 per renewal
Practical Screening Standards
With a smaller renter pool than Billings or Great Falls, Havre landlords should still apply consistent income, credit, and rental history standards to every applicant under fair housing law. Verified employment with Northern Montana Health Care, Havre Public Schools, MSU-Northern, BNSF, or U.S. Border Patrol is a strong signal of stable, salaried local income, and many of these employers offer a relocation or assignment cycle that supports predictable lease timing.
7. Financing Options for Havre
| Loan Type | Down Payment | Rate Premium | Best For | Havre Note |
|---|---|---|---|---|
| Conventional Investment | 20 to 25% | +0.5 to 0.75% | Strong W2 income, good credit | Conforming loan limits are a complete non issue given Havre’s price point, the lowest in our Montana coverage |
| VA Loan (House Hack) | 0% | Standard, no PMI | Active duty or veteran buyers occupying one unit of a 2 to 4 unit property | A solid option for any qualifying veteran, though Havre’s renter base skews more toward healthcare, education, and rail than military, a smaller share of the local market than in Great Falls |
| DSCR Loan | 20 to 25% | +1 to 2% | Investors who want no income verification | Many DSCR lenders enforce a minimum loan amount, often $75,000 to $100,000, which can rule out some of Havre’s cheapest manufactured home and small single family purchases entirely |
| House Hacking (FHA) | 3.5% | Standard + MIP | Non veteran owner occupants of a duplex or small multi family | Especially accessible given Havre’s existing duplex stock and the lowest purchase prices in our Montana coverage |
| Local Community Bank or Credit Union Portfolio Loan | 20 to 30% | +0.5 to 1.5% | Multiple properties, self employed, or below typical DSCR loan minimums | Several institutions, including Stockman Bank and Independence Bank, have operated long term branches in Havre and are often more flexible than a national lender on smaller loan amounts |
| Construction / ADU Loan | 20 to 25% of project cost | +0.5 to 1.5% | Building an ADU post purchase | A cash out refinance or HELOC on existing equity is often cheaper than a dedicated construction loan |
| Hard Money (Bridge) | 15 to 25% | 8 to 11% rate | BRRRR acquisitions, fast closings | Useful for Havre’s older 1940s and 1950s housing stock needing a faster value add timeline |
Havre Financing Reality: Havre’s financing story is shaped almost entirely by its price point, and that cuts two ways. On one hand, the city’s low purchase prices relative to rent produce some of the healthiest debt service coverage ratios anywhere in our Montana coverage, often clearing 1.0 on a duplex even at standard 25% down. On the other hand, several national DSCR lenders enforce minimum loan amounts that some of Havre’s cheapest manufactured home and small single family purchases simply do not meet. A relationship with one of the Hi-Line’s local community banks or credit unions, several of which have operated in Havre for decades, often solves that gap better than a national lender built around six figure minimum loans.
8. Frequently Asked Questions
🧠 Test Your Havre Investment Knowledge
Five questions covering the Montana specific laws and numbers that matter most for Havre investors. Answer all five, then check your score.
1. Why does nearly every long term rental property in Havre fall into the same lowest HB 231 property tax tier?
2. Montana’s Senate Bill 323 and Senate Bill 245 housing laws, upheld by the Montana Supreme Court in March 2026, both apply based on a city’s population. Why does this matter for Havre specifically?
3. What is the main investment tradeoff of buying a rental property in the West Havre census designated place instead of inside Havre city limits?
4. Why might a national DSCR lender be a poor fit for financing one of Havre’s lowest priced rental properties?
5. About how long does an uncontested, non payment eviction typically take from notice to sheriff execution in Havre?
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Ready to Invest in Havre?
Havre offers the lowest entry price of any city in our Montana coverage, paired with a genuinely diversified employment base spanning healthcare, education, rail, and federal government rather than reliance on any single employer. That combination produces the strongest cap rates in our Montana series so far, with a well bought Highland Park duplex clearing positive cash flow at standard 25% down. The tradeoff is real: a small, flat to slightly declining population, a thinner buyer pool, and a slower, more patient sales process than Billings or Great Falls. For investors who prioritize cash flow and the lowest possible cost of entry over rapid appreciation, Havre is worth serious consideration.
Continue Your Research
This Havre guide is part of our complete Montana coverage. Visit the Montana state investment guide for a statewide overview, or explore all 52 state guides to compare markets across the country. For ongoing market analysis and platform updates, check our news and knowledge hub.
