Here is a comprehensive career guide for Real Estate Agents considering Great Falls, Montana.

Real Estate Agent Career Guide: Great Falls, MT

As a career analyst who has studied Montana's housing markets for over a decade, I can tell you that Great Falls presents a unique case study. It's not the booming tech corridor of Bozeman, nor the tourism-driven market of Missoula. It's a military and agricultural hub with a stable, predictable real estate environment. If you're considering a move here, you need to understand the economics, the employer landscape, and the daily reality of being an agent in the "Electric City." This guide is built on hard data and local insights to help you make an informed decision.

The Salary Picture: Where Great Falls Stands

Let's start with the numbers, because they tell a critical story. According to the U.S. Bureau of Labor Statistics (BLS) and Montana Department of Labor & Industry data, the median annual salary for Real Estate Agents in Great Falls is $60,115/year. On an hourly basis, that breaks down to approximately $28.9/hour. It's important to note that this figure represents the midpoint—half of all agents earn more, and half earn less. This is slightly below the national average for the profession, which sits at $61,480/year.

The local job market is tight. The metro area (Cascade County) has a population of 60,412, and there are only an estimated 120 active real estate agent jobs. However, the 10-year job growth projection is a modest 3%, indicating a stable but not rapidly expanding field. This isn't a place for explosive growth; it's a place for building a steady, loyal client base over time.

Experience-Level Breakdown

Salaries in real estate are heavily commission-based, so these ranges reflect potential gross income, factoring in experience, network, and market activity.

Experience Level	Estimated Annual Income Range	Key Characteristics in Great Falls
Entry-Level (0-2 years)	$35,000 - $48,000	Relies heavily on broker support, open houses, and lead generation systems. Focus is on learning the local inventory and building a network.
Mid-Level (3-7 years)	$55,000 - $75,000	Established client base, repeat business, and referrals. Can navigate complex transactions independently. This is where the median $60,115 typically falls.
Senior-Level (8-15 years)	$75,000 - $110,000+	Strong reputation, specialty niches (e.g., military relocation, farms/ranches), and likely a team or assistant. High referral rate.
Expert/Top Producer (15+ years)	$110,000 - $150,000+	Dominant market share in specific neighborhoods or property types. Often a broker-owner or team lead. Income is heavily influenced by high-value transactions.

Comparison to Other Montana Cities

Great Falls offers a lower cost of living compared to Montana's hot markets, but agent income can reflect that.

• Bozeman/Big Sky: Median agent income is significantly higher (often $75,000+), driven by luxury second homes and a booming economy. However, cost of living and competition are fierce.
• Missoula: Similar to Great Falls in some respects but with a stronger university and healthcare influence. Median income is comparable ($58,000 - $65,000), but the rental market is tighter.
• Billings: As Montana's largest city, Billings has more volume. Median agent income is slightly higher ($62,000 - $68,000), with more corporate and industrial real estate opportunities.

Insider Tip: In Great Falls, your income isn't just about sales volume; it's about transaction consistency. The market is less volatile than in resort towns, meaning you can build a predictable, albeit modest, yearly income if you manage your pipeline well.

The Real Take-Home: After Taxes and Rent

The median salary of $60,115 sounds solid, but the real test is what remains after Montana's state income tax and housing costs. Montana has a progressive income tax system (1% to 6.75% marginal rates). As a self-employed agent, you must also account for self-employment tax (15.3%).

Let's break down a monthly budget for an agent earning the median $60,115 (pre-tax).

Assumptions:

• Gross Monthly Income: $60,115 / 12 = $5,010
• Estimated Taxes (Federal, State, SE Tax): ~22-28% of gross = $1,100 - $1,400/month
• Net Take-Home Pay: ~$3,600 - $3,900/month
• Average 1BR Rent: $745/month

Monthly Budget Breakdown:

Category	Estimated Cost	Notes
Net Income	$3,600	After taxes
Rent (1BR)	$745	Average for Great Falls
Utilities	$150	Power, internet, water (can be higher in winter)
Groceries	$350	For one person
Car Payment/Insurance	$450	Essential in a spread-out city; no public transit
Health Insurance	$400	Crucial for self-employed; varies widely
Professional Dues/MLS	$150	Broker fees, MLS, NAR/MAAR dues
Marketing/Leads	$200	Zillow Premier Agent, social media ads, signs
Misc. & Savings	$1,155	Discretionary spending, retirement, emergency fund

Can they afford to buy a home?
Yes, but with careful planning. The median home price in Great Falls is around $275,000. With a 20% down payment ($55,000), a monthly mortgage (including taxes/insurance) would be approximately $1,500 - $1,600. This is about 50% of the net monthly take-home for an agent at the median salary. This is high but manageable if the agent has minimal other debt and a second income (spouse/partner). Many local agents choose to rent for the first 1-3 years to build savings and stabilize their income before buying.

Where the Jobs Are: Great Falls's Major Employers

While real estate agents are independent contractors, the health of the market is tied to the local economy. Great Falls's employment base is diverse and provides a steady stream of buyers and sellers. Here are the key players:

1. Malmstrom Air Force Base: This is the economic engine of the city, supporting over 3,400 active-duty personnel and thousands of civilian employees. The military community drives a significant portion of the rental and purchase market, with frequent relocations creating consistent turnover. Hiring Trend: Steady. Civilian jobs on base are competitive but provide stable income for buyers.

2. Benefis Health System: One of the largest employers in central Montana, with over 2,400 employees. It attracts healthcare professionals from across the region. Hiring Trend: Strong, particularly for nurses, technicians, and specialists. These are reliable, middle-class buyers.

3. Great Falls Public Schools: With over 1,200 employees, the school district is a major employer for teachers and staff. Hiring Trend: Stable, with occasional openings. Teachers are often first-time homebuyers.

4. Montana State University (MSU) Great Falls: The local campus of MSU and the University of Providence offer higher education and technical programs. Faculty and staff are a niche but important buyer pool. Hiring Trend: Moderate, focused on adjunct and specialized faculty roles.

5. Cargill & Local Agriculture: Great Falls is a hub for the surrounding agricultural region. Companies like Cargill have large facilities, and the economy is tied to wheat, cattle, and sugar beet production. Hiring Trend: Seasonal and cyclical, but provides a core of stable, long-term residents.

6. City of Great Falls & County Government: Municipal and county government employment provides stable, recession-resistant jobs. Hiring Trend: Slow but steady; positions are highly sought after for their benefits and security.

Insider Tip: Networking with HR departments at Benefis and Malmstrom (for civilian positions) can be a goldmine. Offer to do a "Relocation 101" seminar for new hires. This positions you as a local expert before they even start looking for a home.

Getting Licensed in MT

Montana's licensing process is straightforward but has specific requirements set by the Montana Board of Realty Regulation (MBRR).

Requirements:

1. Education: Complete 60 hours of pre-licensing education from an approved provider. This can be done online or in-person. Cost: $300 - $500.
2. Exam: Pass the Montana Real Estate Salesperson Exam (national and state portions). Administered by Pearson VUE. Exam fee: $118.
3. Background Check: Submit fingerprints for a state and federal background check. Cost: ~$50.
4. Affiliation: You must be sponsored by a licensed Montana broker. You cannot practice independently until you're a broker yourself (requires 2 years and 120 hours of education).
5. Application: Submit your application to the MBRR with your exam results and proof of education. License fee: $160 (for 2 years).

Timeline to Get Started:

• 1-2 months: Complete pre-licensing education.
• 2-3 weeks: Schedule and pass the exam.
• 1-2 weeks: Get fingerprinted and find a sponsoring broker.
• 2-4 weeks: Application processing with the MBRR.
• Total: 3-4 months from starting classes to receiving your license.

Total Estimated Cost (excluding education): $328 (exam + background + license fee). This is significantly lower than many states.

Insider Tip: Interview multiple brokers before choosing one. In Great Falls, consider their split (commission structure), training programs, and office culture. A broker with strong ties to Malmstrom or Benefis can be invaluable.

Best Neighborhoods for Real Estate Agents

As an agent, you'll likely live where you work. Your neighborhood choice affects your commute, your social network, and your ability to spot opportunities.

• Sun River (West Side): The most established, affluent neighborhood. Tree-lined streets, larger homes, and a quiet, residential feel. Close to downtown and the river. Commute: 5-10 minutes to downtown. Lifestyle: Family-oriented, established. Rent Estimate (2BR): $1,100 - $1,400/month.

• Hillcrest (Northwest): A mix of older, charming homes and new developments. Great views of the city and the Highwood Mountains. Popular with young professionals and families. Commute: 10-15 minutes to downtown. Lifestyle: Active, community-focused. Rent Estimate (2BR): $900 - $1,200/month.

• Downtown/Urban Core: For those who want walkability. Loft-style apartments and historic homes. Close to restaurants, the Civic Center, and the Farmers Market. Commute: Walk/bike. Lifestyle: Urban, social, convenient. Rent Estimate (1BR): $800 - $1,200/month.

• South Side: More affordable, with a mix of older ranch homes and newer builds. Close to Malmstrom AFB (easiest commute for base-related work). Commute: 10-15 minutes to most areas. Lifestyle: Practical, convenient for military families. Rent Estimate (2BR): $800 - $1,050/month.

• Riverside/Great Falls Historic District: For lovers of character. Victorian-era homes, unique architecture, and a strong sense of history. Parking can be a challenge. Commute: 5-10 minutes to downtown. Lifestyle: Historic, artistic, niche. Rent Estimate (2BR): $950 - $1,300/month.

Insider Tip: Many agents live in Sun River or Hillcrest not just for the lifestyle, but because it's easier to demonstrate knowledge of high-demand areas to clients. If you're on a budget, South Side offers great value and puts you at the doorstep of the military market.

The Long Game: Career Growth

Great Falls is a marathon, not a sprint. Here’s how to grow your career over time.

Specialty Premiums:

• Military Relocation Specialist (MRP): Certification from the National Association of Realtors (NAR). This directly targets Malmstrom AFB. Agents with this specialty can charge a premium or simply benefit from a consistent pipeline. Premium Potential: High.
• Farm & Ranch Specialist: This requires deep knowledge of agricultural zoning, water rights, and ranch valuations. It's a high-value, low-volume niche. Premium Potential: Very High.
• Senior Real Estate Specialist (SRES): With an aging population, this certification helps with downsizing and estate sales. A growing need in the community. Premium Potential: Moderate.

Advancement Paths:

1. Team Leader: Join a team early to learn, then build your own. Great for scaling.
2. Broker-Owner: After 2 years and completing broker education, you can open your own shop. This adds administrative costs but increases your commission split to 100%.
3. Property Management: A stable income stream. Managing rental properties for Malmstrom families or investors can provide monthly cash flow alongside sales commissions.

10-Year Outlook (3% Growth):
The job growth is slow, but the market is resilient. The key to success will be specialization and hyper-local knowledge. Generalists will struggle. Agents who become the "go-to" person for Malmstrom relocations, West Side luxury homes, or South Side investment properties will thrive. The cost of living advantage will continue to attract retirees and remote workers, potentially softening the impact of slow job growth. Expect a market that rewards patience and deep community ties over aggressive, high-volume tactics.

The Verdict: Is Great Falls Right for You?

This table summarizes the core trade-offs of building a real estate career in Great Falls.

Pros	Cons
Low Competition: Only ~120 agents for 60k people.	Lower Median Salary: $60,115 vs. national $61,480.
Stable Market: Military base provides consistent demand.	Slower Growth: 3% job growth limits rapid expansion.
Affordable Living: Cost of Living Index of 92.6 vs. US 100.	Limited Luxury Market: Fewer high-commission sales than Bozeman.
Strong Community Ties: Success hinges on reputation, not volume.	Weather & Isolation: Harsh winters and distance from major cities.
Lower Barrier to Entry: Licensing costs and time are reasonable.	Economic Dependence: Tied to Malmstrom and agriculture.

Final Recommendation:
Great Falls is an excellent choice for a real estate agent who values stability over explosive growth. It's ideal if you:

• Are willing to specialize (military, farms, first-time buyers).
• Have a spouse or partner with a stable income during your first 2-3 years.
• Thrive in close-knit community settings and enjoy building long-term relationships.
• Want a lower cost of living and a less competitive, more collaborative local industry.

If you're seeking a six-figure income within 3 years, look to Bozeman or Billings. If you want to build a sustainable, respected career in a community where people know your name, Great Falls offers a realistic and rewarding path.

FAQs

Q: How much does it really cost to be an agent in the first year?
A: Beyond licensing (~$500), budget for a $2,000 - $3,000 marketing and lead generation budget, professional attire, a reliable vehicle, and MLS/board dues (approx. $1,500 annually). Your first year could cost $5,000 - $8,000 before you see a check. Plan accordingly.

Q: Is commission splitting common in Great Falls?
A: Yes. Typical broker splits for new agents are 50/50 or 60/40 (you/your broker). As you prove yourself, you can negotiate up to 70/30 or 80/20. Some brokers offer a "cap" system where you keep 100% after a certain amount of annual commission. Always read the fine print.

Q: How important is the military market?
A: It's critical. An estimated 30-40% of the annual real estate transactions in Great Falls involve military personnel. If you ignore this market, you ignore a huge segment of the city's economy. Getting your MRP certification is highly recommended.

Q: What's the best way to generate leads in a small market?
A: Referrals are king. Join community groups like the Great Falls Association of Realtors (MAAR) committees, volunteer at events (like the Montana State Fair), and network with out-of-state agents who get inquiries about Great Falls. Zillow leads work, but they're competitive. A personal, trusted presence is your