Carbon County, MT: mortgages, home buyers & loan limits
What buyers in Carbon County actually borrowed, earned and paid in 2025, from the official Home Mortgage Disclosure Act records — plus the 2026 conforming and FHA loan limits.
HMDA 2025 data released June 23, 2026 · Loan limits for calendar year 2026
In 2025, lenders reported 84 home-purchase mortgages for owner-occupied, single-family homes in Carbon County, MT. The median buyer borrowed $345,000 on a home valued at $425,000 and reported a household income of $111,000.
Buyers financed a median 80% of the home's value (roughly 20% down), paid a median 6.625% on 30-year fixed conventional loans and faced median conventional loan costs of $7,190.
Lenders denied 8.5% of completed home-purchase applications.
Key facts about Carbon County mortgages
- Median conventional loan costs ($7,190) were 29% higher than the U.S. median ($5,570).
- FHA loans made up 10.7% of purchase mortgages, versus 21.1% nationally.
- 52.2% of buyers put at least 20% down (financed 80% or less), compared with 38.5% nationally.
- 8.9% of first-lien purchase mortgages were for investment properties.
- Second homes accounted for 21.5% of first-lien purchase mortgages — a vacation-home market.
- 10.4% of single-family purchase mortgages financed manufactured homes.
- The most common age bracket among borrowers was 45–54 (23.8% of purchase loans).
- 44.0% of purchase mortgages had a single borrower with no co-applicant.
2026 loan limits in Carbon County
| Property | Conforming 2026 | vs 2025 | FHA 2026 | vs 2025 |
|---|---|---|---|---|
| 1 unit | $832,750 | +$26,250 | $754,400 | no change |
| 2 units | $1,066,250 | +$33,600 | $965,750 | no change |
| 3 units | $1,288,800 | +$40,650 | $1,167,400 | no change |
| 4 units | $1,601,750 | +$50,500 | $1,450,800 | no change |
2026 limits for Carbon County, MT: conforming (Fannie Mae / Freddie Mac) from FHFA; FHA forward-mortgage limits from HUD. FHA treats this county as a high-cost area (limit above the national floor). Loans above the conforming limit are "jumbo" loans.
All Montana counties: Montana 2026 loan limits. FHFA and HUD normally announce the next year's limits in late November.
Who bought homes in Carbon County
Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.
Values are medians; "middle half" is the 25th to 75th percentile.
Loan type
What the homes were for
All first-lien, closed-end purchase mortgages, including second homes and investors.
Borrower age
Debt-to-income ratio
Monthly debts (including the new payment) as a share of income, as used in underwriting.
What borrowing cost in Carbon County
Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.
| Measure | Carbon County | Montana | U.S. |
|---|---|---|---|
| 30-year fixed rate · conventional | 6.625% | 6.625% | 6.625% |
| 30-year fixed rate · FHA | — | 5.990% | 6.250% |
| 30-year fixed rate · VA | — | 6.125% | 6.125% |
| 15-year fixed rate · conventional | — | 5.875% | 5.875% |
| Rate spread vs. APOR · conventional | +0.19 pts | +0.15 pts | +0.13 pts |
| Total loan costs · conventional | $7,190 | $6,560 | $5,570 |
| Total loan costs · FHA | — | $12,880 | $11,310 |
| Total loan costs · VA | — | $6,750 | $6,490 |
| Origination charges (all loan types) | $3,900 | $3,370 | $1,860 |
| Borrowers paying discount points | 62.3% | 56.8% | 51.3% |
| Points paid, when paid (% of loan) | 1.00% | 0.99% | 0.87% |
| Borrowers receiving lender credits | 31.9% | 29.7% | 33.1% |
| Adjustable-rate mortgages | 5.9% | 4.5% | 7.4% |
| Jumbo loans (above conforming limit) | 2.4% | 4.0% | 3.8% |
Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.
Approvals and denials
Carbon County: 8 of 94 completed home-purchase applications were denied (8.5%).
Denial rate
| Application | Carbon County | Montana | U.S. |
|---|---|---|---|
| Home purchase | 8.5% | 7.7% | 8.5% |
| Conventional | 5.6% | 6.9% | 7.1% |
| FHA | — | 10.3% | 12.5% |
| VA | — | 8.0% | 8.0% |
| USDA | — | 15.3% | 12.5% |
| Refinance | 14.3% | 13.9% | 17.9% |
| Cash-out refinance | 30.6% | 30.5% | 33.6% |
Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.
Refinancing in Carbon County
Top mortgage lenders in Carbon County
50 lenders originated at least one home-purchase or refinance loan here in 2025. The table ranks them by loan count; pricing columns compare conventional purchase loans only.
| # | Lender | Loans | Share | Denial rate | 30-yr rate* | Spread* | Costs* |
|---|---|---|---|---|---|---|---|
| 1 | United Wholesale Mortgage (UWM) | 14 | 10.2% | — | — | — | — |
| 2 | Bank of Bridger, N.A. | 13 | 9.5% | — | — | — | — |
| 3 | Evergreen Moneysource Mortgage Company | 12 | 8.8% | — | — | — | — |
| 4 | Rocket Mortgage, LLC | 10 | 7.3% | — | — | — | — |
| 5 | Stockman Bank of Montana | 7 | 5.1% | — | — | — | — |
| 6 | Rate | 6 | 4.4% | — | — | — | — |
| 7 | Glacier Bank | 5 | 3.6% | — | — | — | — |
| 8 | Altana Federal Credit Union | 4 | 2.9% | — | — | — | — |
| 9 | Guild Mortgage Company | 4 | 2.9% | — | — | — | — |
| 10 | The Yellowstone Bank | 4 | 2.9% | — | — | — | — |
| 11 | First Interstate Bank | 4 | 2.9% | — | — | — | — |
| 12 | Mountain America Federal Credit Union | 3 | 2.2% | — | — | — | — |
| 13 | Kind Lending, LLC | 3 | 2.2% | — | — | — | — |
| 14 | Wells Fargo Bank, N.A. | 3 | 2.2% | — | — | — | — |
| 15 | Little Horn State Bank | 2 | 1.5% | — | — | — | — |
| 16 | Opportunity Bank of Montana | 2 | 1.5% | — | — | — | — |
| 17 | Valley Financial Credit Union | 2 | 1.5% | — | — | — | — |
| 18 | Newrez LLC | 2 | 1.5% | — | — | — | — |
| 19 | Bravera Bank | 2 | 1.5% | — | — | — | — |
| 20 | Billings | 2 | 1.5% | — | — | — | — |
| 21 | U.S. Bank, N.A. | 2 | 1.5% | — | — | — | — |
| 22 | First Federal Bank | 2 | 1.5% | — | — | — | — |
| 23 | Pennymac Loan Services, LLC | 2 | 1.5% | — | — | — | — |
| 24 | Synergy One Lending, Inc. | 1 | 0.7% | — | — | — | — |
| 25 | Guaranteed Rate Affinity, LLC | 1 | 0.7% | — | — | — | — |
Lenders in Carbon County, MT. Loans = home-purchase, refinance and cash-out originations (2025); share = share of those loans here; denial rate = home-purchase applications. *Medians for conventional home-purchase loans, shown with at least 20 loans; spread = APR minus the average prime offer rate at rate lock (percentage points); costs = total loan costs (section D).
Check a quote for Carbon County
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Compare your origination charges and total loan costs with 2025 loans of the same type and size in Montana and Carbon County.
Monthly payment calculator
Principal, interest, property tax (0.54% typical effective rate here) and insurance, with Carbon County defaults.
Typical effective property-tax rate 0.54% = median real estate taxes ÷ median home value, U.S. Census Bureau ACS 2020–2024 5-year estimates.
Nearby counties
| County | Distance | Purchase loans | Median loan | Buyer income | Conforming limit | FHA limit |
|---|---|---|---|---|---|---|
| Stillwater County, MT | 35 mi | 86 | $345,000 | $108,000 | $832,750 | $754,400 |
| Park County, WY | 58 mi | 270 | $355,000 | $107,000 | $832,750 | $541,287 |
| Sweet Grass County, MT | 60 mi | 14 | — | — | $832,750 | $541,287 |
| Yellowstone County, MT | 61 mi | 1,803 | $335,000 | $106,000 | $832,750 | $754,400 |
| Big Horn County, WY | 70 mi | 65 | $245,000 | $85,000 | $832,750 | $541,287 |
| Big Horn County, MT | 74 mi | 24 | — | — | $832,750 | $541,287 |
Frequently asked questions
What is the 2026 conforming loan limit in Carbon County?
$832,750 for a one-unit home (FHFA). Two- to four-unit limits are $1,066,250, $1,288,800, $1,601,750. Loans above the limit are jumbo loans and are not eligible for purchase by Fannie Mae or Freddie Mac.
What is the 2026 FHA loan limit in Carbon County?
$754,400 for a one-unit home (HUD). Carbon County is an FHA high-cost area; HUD's median price used to set the limit is $606,000.
How much do home buyers in Carbon County earn?
The median household income reported on 2025 home-purchase mortgages was $111,000; the middle half of buyers reported $78,000 to $184,000.
What mortgage rate did buyers in Carbon County get in 2025?
The median rate on 30-year fixed conventional purchase loans was 6.625%. These are rates locked during 2025; check today's rates with several lenders.
How often are mortgage applications denied in Carbon County?
8.5% of completed home-purchase applications were denied in 2025.
Sources: FFIEC/CFPB HMDA 2025 public loan/application register (Snapshot as of June 1, 2026); FHFA 2026 conforming loan limits; HUD 2026 FHA forward-mortgage limits; U.S. Census Bureau. Figures describe typical 2025 loans, not your offer. Methodology