What is the property tax rate in Cascade County?

The combined effective property tax rate in Cascade County, Montana is approximately 0.62%.

Cascade County Property Tax Calculator (2026) — Montana Property Tax Almanac

Property Tax in Cascade County, 2026

A calculator and field guide for Great Falls-area homeowners — and for anyone considering a move to Cascade County — including Montana's 2025 reform package HB 231 + SB 542 (graduated Class 4 homestead rates 0.76%-1.90% replacing the flat 1.35% rate, in response to the 22% statewide median value jump from the 2023 reappraisal), the 2026 Homestead Reduced Rate enrollment system (apply by Mar 20, 2026 at Homestead.MT.gov), the income-tested PTAP and Form 2EC senior credit (up to $1,150), and the FULL DAV Vet exemption (MT Code §15-6-211 — full taxable-value reduction at HHI ≤ $50,166 single / $60K joint, sliding 50%-80% at higher tiers up to $80K). Montana has NO state sales tax — one of only 5 such US states.

Cascade County is part of Montana's structurally restructured property tax system, fundamentally rewritten for tax year 2026 by HB 231 + SB 542 of 2025 — the most significant changes to Montana property tax since 2009. Primary residences (owner-occupied 7+ months/year, enrolled at Homestead.MT.gov) receive a graduated Class 4 homestead rate: 0.76% on the portion up to the statewide median residential value (~$395,400), 0.9% on portion between median and 2× median, 1.10% on portion between 2× and 4× median, 1.90% above. Non-homestead second homes, short-term rentals, and non-enrolled properties pay a flat 1.90%. The Class 4 rate converts market value to TAXABLE VALUE; the combined mill levy (state K-12 95 + state university 6 + county/municipal/school local mills, typically 500-800 total) then applies to TV. Cascade County's combined mill levy is approximately 700 mills, producing typical homestead effective rates around 0.62%.

How the bill is built

Montana property tax follows a 4-step calculation under the new TY2026 system. Step 1: Market value determination. The Montana Department of Revenue determines market value via the 2-year reappraisal cycle (2025-2026 cycle uses 2024 market data; next reappraisal 2027-2028). Step 2: Apply Class 4 rate to determine TAXABLE VALUE. For homesteads (enrolled): graduated rate 0.76%-1.90% by tier. For non-homestead: flat 1.90%. Step 3: Apply combined mill levy. Tax = TV × combined mill levy / 1000. The 95 K-12 + 6 university state mills are mandatory across all jurisdictions; local mills (county, city, school, special districts) vary substantially. Step 4: Apply applicable reductions. Disabled American Veteran (DAV) reduction (income-tested 50%-100% for 100% disabled vets), Property Tax Assistance Program (PTAP, income-tested AV reduction for low-income homeowners), Elderly Homeowner/Renter Credit (Form 2EC, refundable up to $1,150 for 62+). Bills are typically issued November (first half due Nov 30, second half due May 31).

The 2023 reappraisal cycle drove the 2025 reform. Median residential market value jumped 22% ($67,000) in one cycle, with bills rising 30-40% in many counties. HB 231 + SB 542 of 2025 restructured Class 4 residential into graduated homestead rates that intentionally shift burden from primary residences onto second homes and short-term rentals (which pay flat 1.90%).

MT joins the categorical full-vet-exemption states. The DAV program (MT Code §15-6-211) provides full taxable-value reduction for 100% disabled veterans at income ≤ $50,166 single / ~$60,000 joint, sliding down to 50% at $70K-$80K. Most qualify for full or near-full reduction. Stacks with the 2026 Homestead Reduced Rate.

2026 Cascade County rate breakdown (combined mill levy (mills/1000 of taxable value); Class 4 graduated homestead rates 0.76%-1.90% per HB 231 of 2025, Great Falls district)

Taxing entity	Rate
Cascade County combined mill levy (state K-12 95 + state university 6 + county/municipal/school local mills); Class 4 graduated homestead rates 0.76-1.90% per HB 231 of 2025	700.0000
Combined total	700.0000

As of April 27, 2026 · From Montana Department of Revenue — Cascade County.

Note: Cascade County is anchored by Great Falls (~58,000 — Montana’s third-largest city) and was named for the five waterfalls of the Missouri River that Lewis & Clark portaged around in 1805 — the Black Eagle, Colter, Rainbow, Crooked, and Great Falls (the namesake). Great Falls was the home of cowboy artist Charles M. Russell (1864-1926) for nearly 30 years; the C.M. Russell Museum and his original home + log-cabin studio are preserved as a museum complex in central Great Falls.

Note: Cascade’s 0.62% effective rate is among the lowest in Montana — a function of (1) low median home values around $290,000 (the entire median home falls into the lowest 0.76% Class 4 bracket under HB 231), (2) modest mill levies relative to faster-growing counties, and (3) a substantial Malmstrom Air Force Base footprint (~3,200 active-duty + 1,000 civilians) that provides a stable employment base and federal pass-through revenue. Cascade County’s economy has gradually transitioned from its historical center as Montana’s industrial heart (Anaconda Copper Mining’s smelter operated in Black Eagle 1893-1980) to a more services-oriented economy.

Note: Malmstrom Air Force Base — east of Great Falls — is one of three US Air Force bases that operate the Minuteman III intercontinental ballistic missile system (along with F.E. Warren AFB in Wyoming and Minot AFB in North Dakota). The base’s 341st Missile Wing maintains 150 Minuteman III missiles in launch facilities scattered across central Montana — the silos are visible from public roads as low concrete pads with security fencing in remote rangeland. The Air Force is currently transitioning to the new LGM-35 Sentinel ICBM (program initially expected at Malmstrom 2027-2030, but facing significant cost overruns and delays as of 2025).

Deductions and exemptions for 2026

Montana homeowner property tax relief operates through THREE primary mechanisms post-2025-reform. (1) The 2026 Homestead Reduced Rate (HB 231 of 2025) provides graduated Class 4 tax rates (0.76%-1.90% by tier) for primary residences vs. flat 1.90% for second homes / short-term rentals — applies to all primary-residence homeowners regardless of age. (2) The Disabled American Veteran (DAV) Property Tax Assistance Program (MT Code §15-6-211) provides 50%-100% taxable value reduction for 100% disabled veterans, income-tested. (3) The Property Tax Assistance Program (PTAP) + Elderly Homeowner/Renter Credit (Form 2EC) provide income-tested relief for low-income homeowners, particularly seniors. Montana has NO state senior valuation freeze. Montana also has NO state sales tax (one of only 5 such states), making property tax structurally important for local revenue.

2026 Homestead Reduced Rate (HB 231 of 2025, effective TY2026)

The Homestead Reduced Rate (HB 231 of 2025, signed by Governor Gianforte May 2025) provides graduated Class 4 tax rates for primary-residence homeowners: 0.76% on portion up to statewide median residential value (~$395,400 for 2025-2026 cycle), 0.90% on portion between median and 2× median (~$790,800), 1.10% on portion between 2× and 4× median (~$1,581,600), and 1.90% on portion at or above 4× median. Non-homestead second homes / short-term rentals / non-enrolled properties pay a flat 1.90%. Enroll at Homestead.MT.gov between December 1, 2025 and March 20, 2026 for tax year 2026. Eligibility: own AND occupy primary residence for 7+ months/year. Properties that received the 2025 property tax rebate (235,000+ Montana homeowners) automatically qualify if ownership has not changed and the property remains a primary residence. Long-term rentals (rented for 28+ days/period for at least 7 months/year, tenants use as residence) also qualify and apply during the same window. False attestation can result in loss of classification + significant legal/financial penalties.

Disabled American Veteran (DAV) Property Tax Assistance Program (MT Code §15-6-211)

The DAV Property Tax Assistance Program provides 50%-100% reduction in taxable value for veterans with 100% VA service-connected disability (P&T or IU rating). Income-tested with sliding scale: full reduction (100%) at income ≤ $50,166 single / ~$60,000 joint (2024 limits), 80% reduction at $50K-$60K income, 70% reduction at $60K-$70K, 50% reduction at $70K-$80K, ineligible above $80K. Apply with Montana Department of Revenue annually (income re-verified). Submit VA disability rating letter (must show 100% P&T or IU rating) + DD-214 + tax return showing prior year income. Surviving spouses may continue receiving the reduction until remarriage. MT joins the categorical full-vet-exemption states at the most-common-case income tier. Disabled veterans can stack the DAV reduction on top of the Homestead Reduced Rate for compounded benefit.

Property Tax Assistance Program (PTAP) + Elderly Homeowner/Renter Credit (Form 2EC)

The Property Tax Assistance Program (PTAP) is an income-tested AV reduction for primary residence — applied via Montana Department of Revenue (income limits ~$26,500 single / ~$35,000 joint for 2024, indexed). The Elderly Homeowner/Renter Credit (Form 2EC) is a refundable Montana state income tax credit up to $1,150 for homeowners or renters age 62+ with household income under ~$45,000 (2024 limits). Claimed on Form 2EC with Montana income tax return; refundable regardless of state income tax owed. Both PTAP and the Elderly Credit are POST-BILL state-level mechanisms — they do not reduce the calculated property tax bill in this calculator but factor into total annual relief for low-income filers. AARP Tax-Aide and VITA provide free filing assistance.

Appealing your assessment

Montana property tax appeals follow a multi-tier process anchored in the 2-year reappraisal cycle (current cycle 2025-2026). Level 1: Informal Review with Montana DOR. Within 30 days of receiving the Notice of Classification and Appraisal (typically July of even years — cycle midpoint), file informal review request with local DOR field office. The DOR appraiser will review your file and may adjust. Level 2: County Tax Appeal Board. If unsatisfied with informal review, file formal appeal with the County Tax Appeal Board (CTAB) within 30 days of the informal review decision. The CTAB is a 3-member board appointed by the county. Level 3: Montana Tax Appeal Board (MTAB). Appeal CTAB decisions to the Montana Tax Appeal Board within 30 days. Level 4: Montana District Court. Final administrative remedy. Most appeals are resolved at Level 1 or 2. The 2023 reappraisal cycle generated unprecedented appeal volume across Montana — many counties saw 5x-10x increases in appeals filed.

Cities and towns in Cascade County

Cascade County contains 5 incorporated municipalities, ranging from Great Falls to the smallest village. Search volume for property tax is often city-specific, so here is the complete list — with population from the 2020 US Census, rounded to the nearest 100.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Cascade County is subject to Cascade County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Great Falls County seat	city	58,000
Sun Prairie	Census-designated place	1,700
Black Eagle	Census-designated place	900
Cascade	town	700
Belt	town	600

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Great Falls tax district. Other cities in Cascade County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Montana Department of Revenue — Cascade County before relying on any estimate.

Frequently asked questions

When are Montana property taxes due?

Montana property tax bills are typically issued annually in October by the county treasurer. Most counties allow split-payment: first half due by November 30, second half due by May 31. Late payments accrue interest at 5/6 of 1% per month plus 2% penalty. After 3 years delinquent, the property may be sold at tax lien sale. Most homeowners pay through escrow via mortgage servicer. The 2026 Homestead Reduced Rate (HB 231 of 2025) requires enrollment at Homestead.MT.gov by March 20, 2026 to receive the lower graduated rates for 2026 — properties not enrolled by the deadline pay the flat 1.90% non-homestead rate (significantly higher) but can claim a refund between January 1, 2027 and May 31, 2027 if they enroll for 2027.

How do Montana's NEW 2026 graduated homestead rates work?

Montana's 2026 Homestead Reduced Rate (HB 231 of 2025) provides a graduated Class 4 tax rate based on home value tier — but each portion of value is taxed at its tier rate, NOT the entire value at the highest applicable tier. 0.76% applies to the portion up to the statewide median residential value (~$395,400 for 2025-2026). 0.90% applies to the portion between median and 2× median (~$790,800). 1.10% applies to the portion between 2× and 4× median (~$1,581,600). 1.90% applies to the portion at or above 4× median. Example: a $725,000 Bozeman homestead would have $395,400 taxed at 0.76% ($3,005 TV) + $329,600 taxed at 0.90% ($2,966 TV) = $5,971 total taxable value. Tax = $5,971 × ~750 mills / 1000 = ~$4,478. The "Class 4 rate" converts market value to TAXABLE VALUE; the combined mill levy (state + local) then applies to TV. Non-homestead second homes / short-term rentals pay flat 1.90% on entire value (NOT graduated).

How do I enroll for the Montana Homestead Reduced Rate?

Enroll at Homestead.MT.gov between December 1, 2025 and March 20, 2026 for tax year 2026. Eligibility: own AND occupy primary residence for 7+ months/year. Properties that received the 2025 property tax rebate (235,000+ Montana homeowners — must have owned + lived in residence for 7+ months in 2024) automatically qualify if ownership has not changed and the property remains a primary residence. Long-term rentals (rented for 28+ days/period for at least 7 months/year, tenants use as residence) also qualify and apply during the same window. False attestation can result in loss of classification + significant legal/financial penalties. The DOR Call Center (406-444-6900) can assist with documentation or eligibility questions.

How does Montana's Disabled American Veteran (DAV) Property Tax Assistance Program work?

The DAV Property Tax Assistance Program (MT Code §15-6-211) provides 50%-100% reduction in taxable value for veterans with 100% VA service-connected disability (P&T or IU rating). Income-tested with sliding scale: full reduction (100%) at income ≤ $50,166 single / ~$60,000 joint (2024 limits, indexed annually), 80% reduction at $50K-$60K income, 70% reduction at $60K-$70K, 50% reduction at $70K-$80K, ineligible above $80K. Apply with Montana Department of Revenue annually. Submit VA disability rating letter (must show 100% P&T or IU rating) + DD-214 + tax return showing prior year income. Surviving spouses may continue receiving the reduction until remarriage. MT joins the categorical full-vet-exemption states at the most-common-case income tier (WI, MI, IA, MN, NJ, PA, VA, MD, SC, AL, LA, MS, AR, OK, NM, WV, MT). Disabled veterans can stack the DAV reduction on top of the 2026 Homestead Reduced Rate for compounded benefit.

Why does Montana have no state sales tax?

Montana is one of only 5 US states without a state sales tax (along with Alaska, Delaware, New Hampshire, Oregon). Montana voters have repeatedly rejected sales tax proposals (most recently in 1971 and 1993, both rejected by ~70-30 margins). The constitutional structure does not prohibit sales tax — Montana could legally adopt one — but voters have remained consistently opposed. The result is a revenue mix unusual for US states: property tax + state income tax (graduated, 4.7% to 5.65% for 2026, dropping to 5.4% for 2027 per HB 337 of 2025) carry the substantial revenue load that property + sales + income tax carry in most other states. Approximately 80% of property tax revenue from residential homeowners flows to local jurisdictions; the remaining 20% goes to the State of Montana, which returns the amount in full to fund K-12 public schools (the 95 K-12 state mills). The 2025 reform legislation (HB 231 + SB 542) was intentionally redistributive WITHIN the property tax — not a structural change away from property tax reliance.

About Cascade County

Beyond the property tax — a few things you might not know about the place.

Weird fact

The Roe River — flowing through Giant Springs State Park in Great Falls — was certified by the Guinness Book of World Records in 1989 as the "shortest river in the world" at 201 feet from its source (Giant Springs) to its confluence with the Missouri River. The Roe River was a fifth-grade class project at Lincoln Elementary School in Great Falls; the children measured it and submitted to Guinness, displacing the previous record-holder (Oregon’s D River). Guinness no longer maintains a "shortest river" category as of the 2000s due to definitional disputes.

Hometown hero

Charles M. Russell

The American Western artist (1864-1926) — born in St. Louis, Missouri — moved to Montana at age 16 to work as a cowboy and lived in Great Falls from 1897 until his death in 1926. Russell’s paintings, sculptures, and illustrations of the American West (depicting cowboys, Native Americans, frontier life) are among the most reproduced Western art in American history. His original Great Falls home and log-cabin studio (built 1903) are preserved as the C.M. Russell Museum complex. Russell’s "When the Land Belonged to God" (1914) and "Lewis and Clark Meeting Indians at Ross Hole" (1912, hanging in the Montana State Capitol) are among his most celebrated works. He is one of the most expensive American artists at auction; his "Piegans" (1918) sold for $5.6 million in 2005.

Biggest annual event

Montana State Fair

Held annually for 8 days in late July at Montana ExpoPark in Great Falls since 1931, the Montana State Fair (despite the name, MontanaFair in Billings is larger by attendance) draws ~150,000 attendees and features livestock competitions, a PRCA rodeo, the Big Sky Pro Rodeo, and concert programming. The Western Art Week + Great Falls Native American Art Show (held annually in mid-March) is one of the largest Western and Native American art shows in the US, drawing ~50,000 attendees and ~700 exhibiting artists.

Property Tax in Cascade County, 2026