ZIP 59920· Flathead County· Kalispell, MT· 1,635 residents· Median income $83,300· Leaning Buyer
59920 · Proctor, MT has a HavenScore of 44 — affordability is the drag — prices are stretched against local incomes.
At the ZIP's typical value, the estimated monthly payment takes 60% of the local median income (Zillow, US Census ACS). The buyer/seller gauge leans narrowly toward buyers, and has for 7 months. Typical values were flat over the last 90 days (Zillow ZHVI).
Saved ZIPs on Haven get an email when the score moves 5+ points as monthly data lands, when the market gauge flips between buyers and sellers, when its valuation read moves against the model value, or when distress jumps in a week.
Zillow ZHVI peaked at $696,187 in Jul 2026, which is the latest value. Since January 2019 it is +114.9%. The sharpest 12-month move was -9.5%, ending Jun 2023.
HavenScore: higher than 22% of scored ZIPs.Higher than 22% of scored ZIPs
▲ +1 / 90d#7/17 in MTBuyer Score
Rank
This ZIP has fewer than 5,000 residents, so it isn’t ranked against larger markets. The HavenScore is shown for reference.
Switch perspective
Buyer view active — Leans harder on affordability and downside risk.
Score inputs below recompute for this view
Affordability
29/100
Growth
65/100
Risk
43/100
Momentum
49/100
Livability
50/100
Score · trailing 12 mo
36 → 44
+8 points
30-day
0
90-day
+1
1-yr
+8
01
Snapshot
Numbers at a glance, with a year of history under each
Median price
$696,187
▲up+3.0% 12 mo
Typical home value across the middle tier of homes here — a smoothed Zillow index, steadier than individual sale prices.
Median price: higher than 86% of scored ZIPs.Higher than 86% of scored ZIPs
Twelve-month trend shown as a sparkline; the newest value is $696,187.
Price-to-income
8.4×
Median home value divided by median household income. Under 4× has historically been comfortable; over 5× stretches most budgets.
Price-to-income: higher than 92% of scored ZIPs.Higher than 92% of scored ZIPs
Est. monthly payment
$4,172
At the median value with 20% down, a 30-year fixed at 6.71%, plus property tax and insurance.
Est. monthly payment: higher than 87% of scored ZIPs.Higher than 87% of scored ZIPs
Active listings
34
Homes listed for sale right now (Realtor.com). Rising inventory usually favors buyers; falling inventory favors sellers.
Active listings: higher than 36% of scored ZIPs.Higher than 36% of scored ZIPs
Twelve-month trend shown as a sparkline; the newest value is 34.
Days on market
64
How long the typical listing sits before going under contract. Shorter means a tighter market; longer means more room to negotiate.
Days on market: higher than 73% of scored ZIPs.Higher than 73% of scored ZIPs
Twelve-month trend shown as a sparkline; the newest value is 64.
Price cuts
+44.44%
Share of active listings that have lowered their asking price. Rising cuts usually precede softening values.
Twelve-month trend shown as a sparkline; the newest value is +44.44%.
Median income
$83,300
Median household income here, from the latest US Census American Community Survey.
Population
1,635
Current resident estimate. Growth is a demand tailwind; decline is a structural risk.
Twelve-month trend shown as a sparkline; the newest value is 1,635.
Overvaluation
+79.78%
How far today's values sit above the long-run price trend. Positive means stretched; negative means discounted versus trend.
Vacancy
16.2%
Above-average. Share of housing units that are vacant in this ZIP, from the latest US Census ACS 5-year tables.
Owner-occupied
88%
of homes. Share of occupied housing units owned by their occupants (vs. rented), from the US Census ACS.
Denial rate
23.6%
Above-average. Share of mortgage applications denied in this ZIP, from the latest CFPB / FFIEC HMDA disclosures.
Lending activity
1,751
originations. Mortgage originations recorded in this ZIP in the most recent HMDA reporting year. Higher counts = more active lending market.
Net migration
+9.1%
net inflow. Net migration as a share of population, from IRS SOI county-to-county migration data. Positive = more people moving in than out.
Income inflow
$95k
average. Average gross income of households moving INTO this ZIP, from IRS SOI data. Higher = ZIP attracting higher-income households.
02
Place
What it is like to live here, and what could flood or burn
Place profile
WalkabilityNo walkability data
EPA Smart Location Database
Transit accessNo transit data
EPA publishes no stop distance for most block groups
Typical commuteTypical commute
22 minutes one way · US median ZIP 22 · US Census ACS · above 49% of scored ZIPs
Jobs nearbyFew jobs nearby
1 jobs per sq mi · US Census LODES · above 1% of scored ZIPs
Physical riskVery High (FEMA)
FEMA National Risk Index composite · Dec 2025 release · above 1% of scored ZIPs
Bands are each source’s own · tick marks the national median ZIP · not blended into the score
Hazard ledger · FEMA National Risk Index
Composite
◆
Very High · county 99
Flood
score 34 · above 8% of ZIPs · county 73
Wildfire
score 97 · above 95% of ZIPs · county 97
Hurricaneunknown
Tract-level rolled up to ZIP · not a property-level rating · no future-year projection · refreshed annually (Dec 2025 release) · county tick = median of 13 scored ZIPs in Flathead County
Housing cost burden · US Census ACS
Owners spending over 50% of income10%
US median ZIP 6%
Renters spending over 30% of income29%
US median ZIP 45%
03
What drives the score
Five pillars, each scored 0–100
Affordability
29/100
Growth momentum
65/100
Market risk
43/100
Momentum
49/100
Livability
50/100
Walkability
1–20 index · June 2021 vintage·EPA Smart Location Database
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Transit access
Ranked against every scored ZIP·EPA Smart Location Database
—
Job density
Jobs per square mile, ranked against every scored ZIP·US Census LODES
1.4
See every input behind the pillars, with its value and source
Inside: Affordability: Price-to-income, Property tax rate, Median income · Growth momentum: 12-month price change, 12-month rent change, Population · Market risk: Overvaluation, Active listings, Price cuts · Momentum: Days on market, Buyer / seller gauge, Demand dial
Conditions are easing in buyers' favor. The score reads more negotiation room than balanced.
-30
Strong buyerBalancedStrong seller
Trend
←Cooling toward buyer
Gauge since Mar 2026Leaning Buyer now
Mar
Apr
May
Jun
Jul
Aug
Sep
Buyer’sBalancedSeller’s
Cycle read. Cooling: prices +3.0% over the trailing year, with the market leaning toward buyers.
Asking vs closed
Typical value (index)
$696,187
Zillow ZHVI · Sep 2026
Median sale price
$655,000
Redfin · Sep 2026
Sale-to-list
—
Redfin · Sep 2026
Sold above list
0.0%
Redfin · Sep 2026
The Zillow figure is a smoothed index of typical value, not a list price; the Redfin figures are closed sales for the month shown. Redfin does not publish every ZIP every month; a dash means no closed-sale figure for the latest month.
05
Momentum check
What's changed in the last 90 days
🔒 Haven
Locked
Median price
——
🔒 Haven
Locked
Inventory
——
🔒 Haven
Locked
Days on market
——
🔒 Haven
Locked
Price cuts
——
Change vs. prior 90 days · arrow shows direction, not whether it’s good or bad
Pulse signals unlock with Haven, plus a one-line market interpretation.
The 90-day numbers behind each tile open with Haven
06
Trend
Where it's been
Peak
$696,187
Jul 2026
From peak
0.0%
At peak
Since Jan 2019
+114.9%
Worst 12 mo
-9.5%
to Jun 2023
Best 12 mo
+46.1%
since 2018
Zillow ZHVI peaked at $696,187 in Jul 2026, which is the latest value. Since January 2019 it is +114.9%. The sharpest 12-month move was -9.5%, ending Jun 2023.
Cycle position — prices vs the model’s value estimate and the payment’s share of income vs five years ago — opens with Pro
Appreciation by window
Zillow ZHVI · rank among scored ZIPs
Window
Change
Per year
US rank
Montana rank
1 year
▲up+3.0%
+3.0%/yr
Higher than 64% nationally
Higher than 65% in Montana
3 years
▲up+12.4%
+4.0%/yr
Higher than 55% nationally
Higher than 62% in Montana
5 years
▲up+33.7%
+6.0%/yr
Higher than 67% nationally
Higher than 55% in Montana
10 years
▲up+154.1%
+9.8%/yr
Top 4% nationally
Top 6% in Montana
Since 2009
▲up+147.1%
+5.4%/yr
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—
Starter homes vs the top tier
Zillow ZHVI tiers · Jul 2026
Bottom third (starter homes)
$485,203
▲up+36% 5Y▲up+170% 10Y
Middle third
$696,187
▲up+30% 5Y▲up+147% 10Y
Top third
$1,010,520
▲up+22% 5Y▲up+120% 10Y
Starter homes here rose 36% in five years while top-tier homes rose 22% (Zillow ZHVI tiers) — the bottom of the market outpaced the top.
3-bedroom homes here run 21% above 2-bedrooms (Zillow ZHVI by bedroom); the MT median premium is 29%.
The historical reading — which months run highest and lowest here — opens with Haven
Rent, inventory, days on market, Zillow’s market heat, the % view and state and US reference lines open with Haven
07
Forecast
Where it's heading
The HavenScore Forecast Model (v1) projects this ZIP’s median value at 3-, 6-, and 12-month horizons, with 80% prediction intervals; Pro adds 24- and 36-month horizons.
Price Forecast
3-month projection · 80% range
🔒 Haven
3-month shown | 6 & 12 months with Haven →
3-month
$701,408
+0.8%
80% range $694.8K–$713.3K
6-month
🔒 Haven
12-month
🔒 Haven
Of the 3-month ranges we published since December 2025, 60% contained the actual price. Track record →
6- and 12-month projections, their 80% ranges, and what moves the forecast unlock with Haven.
Zillow's own published forecast has this ZIP's typical value rise 1.7% over the twelve months from July 2026 (Zillow Home Value Forecast).
Forecasts are the model’s projection, not a prediction. Actuals will differ.
See the 6- and 12-month price ranges for this ZIP and what moves the forecast
Rent data isn’t published for this ZIP, so we can’t compute a rent-vs-buy gap.
Insurance uses the average homeowners premium insurers reported for this ZIP in 2022, $1,745 a year (Treasury Federal Insurance Office).
Payment share of income
0%28%36%50%70%+
60%of the ZIP’s median income at the median value ($4,172/mo against $83,300 · Zillow, Freddie Mac PMMS, US Census ACS). Your own marker appears once you set an income or price in the calculator below.
Price-to-income · ZIP vs state vs US
This ZIP
8.4×
MT median ZIP
6.3×
US median ZIP
4.3×
Median home value ÷ median household income · Zillow ZHVI, US Census ACS · under 4× has historically been comfortable
09
Run the numbers
Your price, rate, down payment and income
Like for like: a 3-bedroom here rents for about $1,980 a month (HUD Small Area Fair Market Rent, FY2026) against a typical 3-bedroom value of $745k (Zillow ZHVI by bedroom) — a 3.2% gross rent yield.
Cost of ownership over time
Cumulative housing cost, interest paid, and equity built · 20% down · ZIP median income $83,300
See the 1-, 5-, and 30-year cost of owning here
Inside: Total housing cost · Interest paid · Principal paid · Equity built
ZIPs the score groups near 59920 on Affordability and Growth — sorted by lowest median value. Each tile names what the lower price trades: commute (ACS), walkability band (EPA) and hazard rating (FEMA).
Every metric above is sourced from public datasets, normalized against the national ZIP distribution. Home values and rents refresh monthly; demographics refresh annually.
Data-driven market takes and the week's biggest ZIP movers, every Tuesday. Want this ZIP specifically? Save it to your account — saved ZIPs get a monthly digest of what changed.