Your Complete Guide to PCSing to Malmstrom AFB, Great Falls, Montana
What You Need to Know About Moving to Malmstrom AFB
PCSing to Malmstrom Air Force Base means landing at one of the most affordable duty stations in the country.
Painted Sky Realty Group helps military personnel navigate the Great Falls housing market during PCS moves.
BAH goes a long way here.
In 2026, rates increased 7.6%, and most personnel can comfortably cover housing.
How Far Your BAH Goes
E-5 with dependents — $1,608/month
- Rent a 3-bedroom: $1,100-$1,500
- Buy around: $250K-$300K
O-3 with dependents — $2,268/month
- Mortgage affordability: up to ~$400K
The median home price in Great Falls sits around $325K-$345K — about 39% below the national median.
You'll have real buying power here compared to metro bases.
Base Facts
Malmstrom is home to the 341st Missile Wing.
Approximately 3,300 active-duty personnel serve here.
Total military community: 8,000-10,000 including families.
The base sits on the northeast edge of Great Falls with two gates.
No part of the city is more than 20 minutes from base.
Schools
Great Falls Public Schools serve all military children.
There are no DoDEA schools on Malmstrom AFB.
School buses serve the base.
Understanding Malmstrom AFB: Mission and Community
The Mission
Malmstrom operates the LGM-30G Minuteman III intercontinental ballistic missile.
The 341st Missile Wing is the largest of three USAF ICBM bases.
Five groups make up the wing:
- Operations
- Maintenance
- Mission Support
- Security Forces (largest SF group in the entire Air Force)
- Medical
Personnel Numbers
3,300 active-duty in 341st MW
700 civilians
Additional personnel in 819th RED HORSE Squadron
40th Helicopter Squadron (MH-139A Grey Wolf)
Total military footprint: 8,000-10,000 people including dependents.
Not a Traditional Deploying Base
Missile crews rotate through 24-hour alert shifts at remote Missile Alert Facilities.
Security Forces conduct extended field rotations guarding the missile complex.
You'll see less TDY/deployment separation than fighter or airlift bases.
Crews spend significant time at remote sites away from main base.
The Sentinel Program Is Changing Great Falls
The LGM-35A Sentinel will replace the Minuteman III.
SATAF Detachment 11 activated at Malmstrom in April 2025.
This brings new personnel and contractors to Great Falls.
Housing demand and property values will be affected over the coming years.
Base Access and Essential Contacts
Two Gates Serve Malmstrom
2nd Avenue North Gate (Main Gate)
Open 24/7
Visit the Malmstrom AFB official website for base maps and current gate hours
Both gates connect to Highway 87 bypass on the east side of Great Falls.
Malmstrom AFB PCS Critical Phone Numbers
| Contact | Phone | Building/Location |
|---|---|---|
| Airman & Family Readiness Center | (406) 731-4900 | Bldg 1145, 7317 Goddard Dr |
| Military Housing Office | (406) 731-3446 | Bldg 130, 6945 Goddard Dr |
| Balfour Beatty Leasing | (406) 315-2262 | Bldg 130, 6945 Goddard Dr |
| Child Development Center | (406) 731-2417 | Bldg 4100, 6201 Maple St |
| 341st Medical Group | (406) 731-4633 | On base |
| Malmstrom Inns (TLF) | (406) 731-3394 | Bldg 1680, 7028 4th Ave N |
| School Liaison Officer | (406) 731-4900 | Via A&FRC |
| Transportation/HHG | (406) 731-6286 | Bldg 400, 5 80th St N |
What A&FRC Offers
The Airman & Family Readiness Center runs "Smooth Move" workshops.
Services include:
- Deployment support
- Employment assistance for spouses
- Financial readiness programs
- Air Force Aid Society
- EFMP support
- Loan closet with temporary household items
2026 BAH Rates: What Your Allowance Actually Buys
Malmstrom BAH increased 7.6% from 2025.
The national average increase was only 4.2%.
Montana is treating military personnel well.2026 BAH Rates (Effective January 1)
| Pay Grade | With Dependents | Without Dependents |
|---|---|---|
| E-1 to E-4 | $1,539 | $1,266 |
| E-5 | $1,608 | $1,392 |
| E-6 | $1,821 | $1,470 |
| E-7 | $1,980 | $1,539 |
| E-8 | $2,160 | $1,656 |
| E-9 | $2,346 | $1,761 |
| O-1 | $1,641 | $1,467 |
| O-2 | $1,818 | $1,590 |
| O-3 | $2,268 | $1,797 |
| O-4 | $2,532 | $1,989 |
| O-5 | $2,724 | $2,088 |
For Renters: What BAH Covers
E-5 with dependents — $1,608/month
- Comfortably covers 2-3 bedroom rentals
- Range: $1,100-$1,500/month
E-6 with dependents — $1,821/month
- Affords rentals in $1,400-$1,800 range
Market Context:
- Great Falls rents run 29-35% below national average
- 2-bedroom apartments: $1,100-$1,674/month
- 3-bedroom houses: $1,400-$2,000/month
For Buyers: Mortgage Affordability
O-3 with dependents — $2,268 BAH
- Monthly payment: ~$1,800-$2,200 (including taxes and insurance)
- Home price range: $325K-$400K with VA loan at 0% down
E-6 with dependents — $1,821 BAH
- Target range: $250K-$300K
- May need to supplement BAH slightly for median-priced homes
Current interest rates: around 6.5%.
The Critical Context
Great Falls median home price: $325K-$345K
39% below the national median
Your BAH has significantly more buying power here than at bases near Seattle, San Diego or DC.
Homes sit on market 35-56 days on average.
You get reasonable negotiation time.
No frantic bidding wars.
Neighborhood Breakdown
Great Falls is compact.
No neighborhood is more than 20 minutes from base.
Virtually no traffic congestion.
Neighborhood choice is about lifestyle fit, school zones and budget — not commute optimization.
A vehicle is essential.
Public transit is not viable for daily commuting.
Fox Farm:
- Location: Southwest Great Falls
- Distance: 8-10 miles from main gate
- Drive time: 15-20 minutes via 10th Ave S to Highway 87
- Price range: $300K-$475K for 3-4 bedroom homes
Fox Farm Neighborhood Features:
- Tree-lined streets
- Well-maintained yards
- Low traffic volume streets
- Borders the southwest city limits near 10th Ave S
Housing Stock
Primarily mid-century (1950s-1970s) through modern builds.
Representative home:
- 3-bed/2-bath, ~1,650 sq ft
- Valued around $320K
Rental options are limited.
3-bedroom rentals when available: $1,500-$2,000/month
School Path
Meadowlark Elementary
↓
North Middle School
↓
C.M. Russell High School (CMR)
Foothills Ranch: New Construction Near Base
- Location: Southeast/east side of Great Falls
- Distance: 5-8 miles from main gate
- Drive time: 10-15 minutes (closest of profiled neighborhoods)
- Price range: $350K-$500K+ for 3-5 bedrooms
Features:
Offers some of the most modern housing stock in Great Falls.
Homes built primarily 2015-present.
Semi-rural setting with mountain views.
Highwood and Little Belt ranges visible.
Larger lots — often 2+ acres.
Building lots available: $60K-$120K
School Path (Varies by Address)
Mountain View or Valley View Elementary
↓
East Middle School
↓
CMR or Great Falls High
Riverview:
- Location: North side of Great Falls
- Distance: 7-9 miles from main gate
- Drive time: 12-18 minutes
- Price range: $200K-$350K
- Riverview offers 1950s-1970s ranch-style homes on generous lots.
Features:
Housing stock: primarily 1950s-1970s ranch-style homes on moderate lots.
Large rental availability
School Path
Riverview Elementary
↓
North Middle School
↓
CMR
More Areas to Consider: Northeast Great Falls, Skyline, Downtown, Black Eagle, Belt, Vaughn, Ulm
Northeast Great Falls / Near Base
- Closest civilian neighborhoods
- Newer subdivisions
- Quick Highway 87 access
- Loy Elementary serves this area
- Modern homes and garages
Skyline / Mountain View
- North-side neighborhoods
- Scenic views
- Mix of mid-century ranches and newer builds
- Convenient base commute
Downtown Great Falls
- Walkable cultural hub
- Restaurants, shops, museums
- Mix of older apartments, lofts, historic homes
Black Eagle
- Small adjacent town across Missouri River
- Roughly 5 miles from base
- Small-town character
Belt, Vaughn, Ulm
- Small towns outside Great Falls
- Rural Montana living
- 15-25 minute commutes
Winter Driving Reality: A Critical PCS Consideration
- Great Falls averages 60 inches of snow annually
- Temperatures regularly drop below 0°F
- The city earns its nickname: "Windiest City in Montana."
- Wind gusts up to 70 mph create whiteout conditions
Chinook Winds
Temperatures can swing 40+ degrees in hours.
One day: -10°F and snowing.
Next day: 35°F and melting.
What This Means for Your Commute
Snow tires are not optional.
Block heaters are recommended.
Commutes from Fox Farm or Riverview to base may double to 25-35 minutes in snow/ice conditions.
Living closer to base (Foothills, northeast neighborhoods) reduces winter commute risk.
Montana Road Conditions
Check road conditions at 511MT
Or call: 511
VA Loans in Montana: Uniquely Favorable Benefits
What Most Military Personnel Don't Know About VA Loans
Navy Federal's 2025 survey revealed staggering misconception rates.
55% incorrectly believed a down payment is required.
✓ VA loans offer 100% financing.
50% of active-duty members thought VA loans have higher interest rates.
✓ They are typically 0.25% lower than conventional.
Roughly half believed it's a one-time benefit.
✓ You can use it unlimited times.
✓ You can have up to two active VA loans simultaneously.
Core VA Loan Benefits
- 0% down payment required
- No private mortgage insurance (PMI)
- Lower interest rates than conventional loans
- Typically 0.25% lower
- Unlimited use
- Not a one-time benefit
- Competitive closing timelines
- 40-50 days average
- More likely to close than conventional loans
- 70% vs 67%
Montana VA Loan Limits
No VA-imposed loan limit for borrowers with full entitlement.
For partial entitlement: $806,500 (all Montana counties)
VA funding fee:
- First use: 2.15%
- Subsequent use: 3.6%
- Waived for veterans with service-connected disability
- Can be financed into the loan
Montana-Specific Programs That Stack with VA Loans
Montana Veterans' Home Loan Mortgage Program
Fixed-rate, 30-year mortgage at 1% below Montana Board of Housing's posted rate.
- No income limits
- No asset limits
- No purchase price limits
Requirements
- Montana resident
- Serving or having served in National Guard or armed forces
- Purchasing a first home
- Minimum $2,500 personal cash investment
- Homebuyer education course completion
First-come, first-served.
Limited funds available.
Contact Montana Housing: 406-841-2840
Apply for the Montana Veterans' Home Loan Program at Montana Board of Housing.
Montana Housing Down Payment Assistance
Bond Advantage
- 15-year amortizing loan
- Up to 5% of sales price (max $15,000)
- Same fixed rate as first mortgage
MBOH Plus 0% Deferred
- Up to 5% (max $15,000)
- No monthly payments
- Repaid when selling or refinancing
VA loans are eligible as the underlying first mortgage.
Montana Disabled Veteran Property Tax Relief
Veterans with 100% service-connected disability receive 50-100% property tax reduction.
Applies to primary residence.
Based on income and marital status.
2025 Income Thresholds
- Single: $61,071
- Married: $70,467
Apply by April 15 each year.
Learn about disabled veteran property tax relief at Montana Department of Revenue.
Montana Military Tax Benefits
- Active-duty pay is tax-free in Montana.
- Montana residents may deduct up to 50% of military retirement/survivor pay.
- Applies to first 5 years of eligibility
- Started 2024 tax year
- Montana has no state sales tax.
- Military spouses who maintain residency in their service member's home state are exempt from Montana income tax under SCRA protections.
Local VA Loan Lenders
Find participating lenders through Veterans United.
Military Home Spot Lending
Great Falls-focused
Veterans United Home Loans
Top national VA lender, licensed in Montana
Black Hills Federal Credit Union
In-house VA loan processing
Navy Federal Credit Union
Griffin Funding
Licensed statewide, minimum 580 credit score
NeighborWorks Great Falls
Homeownership assistance, down payment aid, financial education
On-Base vs Off-Base Housing Decision
Privatized On-Base Housing
Balfour Beatty Communities manages on-base housing.
Six neighborhoods:
- Atlas Village
- Jupiter Village
- Matador Manor
- Minuteman Village
- Peacekeeper Park
- Titan Village
Housing types:
Apartments, duplexes, townhomes, single-family homes
2-4 bedrooms
Amenities:
Gated community, heated indoor pool, dog park, playgrounds, picnic areas
BAH covers rent.
Utilities included.
Wait times: typically 1-3 months
Contact leasing: (406) 315-2262
Contact immediately upon receiving orders.
Visit Military Housing Office before signing any off-base lease to maintain BAH eligibility.
Pros of On-Base Housing
- No upfront costs, security deposits or utility bills
- Maintenance handled by Balfour Beatty
- Walking distance to base for quick commutes
- Built-in military community for spouse support
- Flexibility to leave when PCSing without selling
Cons of On-Base Housing
- Entire BAH goes to housing (no potential to pocket difference)
- No equity building
- Wait times of 1-3 months may not align with report date
- Less control over home choice and condition
- Community rules and inspections
Renting Off-Base
- 2-bedroom apartments: $1,100-$1,674/month
- 3-bedroom houses: $1,400-$2,000/month
Great Falls rents run 29-35% below national average.
Pros of Renting Off-Base
- Choose your neighborhood, school zone and commute
- Potential to pocket BAH difference if you find lower rent
- No wait times for on-base housing
- More housing options and styles
- Privacy and independence from base
Cons of Renting Off-Base
- Responsible for utilities (electric, gas, water, trash)
- Security deposits and application fees required
- Lease terms may not align with PCS timelines
- Tenant responsible for minor maintenance
- No equity building
Buying Off-Base
Median home prices: $325K-$345K
With VA loans at 0% down:
Monthly payments including taxes and insurance: $2,100-$2,300 for median-priced homes
Pros of Buying
- Build equity during 3-4 year tour
- Great Falls appreciation runs 5-13% annually (2024-2025 data)
- Control over home improvements and choices
- Potential to rent property to next PCS personnel if orders come early
- Montana's favorable property tax environment
Cons of Buying
- Responsible for all maintenance and repairs
- Closing costs of 2-3% (can be financed with VA loan)
- Risk if housing market drops
- Must sell or rent when PCSing
- More complex exit strategy than renting
The Rent vs Buy Calculation
Given typical 3-4 year Malmstrom tours and 5%+ annual appreciation:
Buying often makes financial sense for:
- O-3 and above
- Dual-income E-6 and above households
Renting short-term (6-12 months) is a valid strategy for:
- First-time PCS personnel
- Those with uncertain tour length
- Personnel who want to learn the market first
Schools and Childcare: The Complete Picture
Great Falls Public Schools Overview
- Approximately 10,000 students
- 18 elementary schools
- 2 middle schools
- 2 high schools
There are no DoDEA schools on Malmstrom AFB.
All military children attend GFPS.
School buses serve the base.
School Liaison Officer: (406) 731-4900
Assists with enrollment and transfer support. Contact the School Liaison Officer at Malmstrom for enrollment assistance.
Helpful Resources:
- Visit Great Falls Public Schools to access enrollment forms and school calendars.
- Review school ratings at GreatSchools.org.
High Schools
C.M. Russell High School (CMR)
- 1,452 students
- 17:1 student-teacher ratio
- Draws from north/east side
Great Falls High School (GFHS)
- 1,612 students
- 14:1 ratio
- Draws from south/west
Paris Gibson Education Center
Alternative high school
Elementary Schools
Meadowlark Elementary (Fox Farm)
Loy Elementary (near base)
- 405 students
- 16:1 ratio
- Loy Elementary is located near base
Riverview Elementary (Riverview neighborhood)
Chief Joseph Elementary
Sacajawea Elementary
Middle Schools
East Middle School
- 720 students
- 14:1 ratio
Childcare: Register Early
The Malmstrom Child Development Center is NAEYC-accredited and DoD-certified.
- Capacity: 244 children
- Ages: 6 weeks to 5 years
- Hours: Monday-Friday 6:30 AM-5:30 PM
- Fees based on Total Family Income
- 15% multi-child discount
Critical: Register Immediately
Families must register at MilitaryChildCare.com.
Expect waitlists.
Registration should happen immediately upon receiving PCS orders.
Contact CDC: (406) 731-2417
Youth Center: (406) 731-4634
Before/after-school care and programs for K-12 students
Off-Base Childcare Options
Check A Child
4811 2nd Ave N
13 years in business
Little Learners Academy
Capacity 50
Little Daisies Daycare
Boys & Girls Club of Great Falls
Military Child Care in Your Neighborhood (MCCYN)
Program through ChildCareAware.org
Provides fee assistance for families using civilian childcare
Military Spouse Employment and Career Resources
Great Falls unemployment rate: 3.31%
Below the national average.
Largest Non-Governmental Employers
Benefis Health System
Roughly 3,000 employees
Great Falls Public Schools
Malmstrom AFB civilian/NAF positions
Listed at malmstromworks.com
Federal/state government offices
Airman & Family Readiness Center Employment Assistance
- Resume workshops and one-on-one career counseling
- Job search assistance and interview preparation
- Networking events and hiring fairs
- Career planning and skills assessments
- MyCAA and SECO program coordination
Montana Protections for Military Spouses
- License portability for most professional occupations
- Military Spouse Preference (MSP) for federal positions - Apply through USAJOBS
- SCRA protections for residency and income tax
Reality Check
Great Falls is a small city of roughly 60,000 people.
Spouse employment is more limited than at bases near major metros.
Remote work opportunities and portable careers offer the most flexibility:
- Healthcare
- Education
- IT
- Virtual assistance
The A&FRC can connect spouses with federal hiring programs and remote job databases specifically for military personnel.
Additional Employment Resources
- Search for jobs at Montana Job Service.
- Contact NeighborWorks Great Falls for homebuyer education and career resources.
Healthcare and Veteran Services
On-Base Medical Care
The 341st Medical Group provides:
- Outpatient primary care
- Pediatrics
- Flight medicine
- Optometry
- Pharmacy
- Behavioral health
There is no emergency room on base.
Emergencies go to:
- Benefis Health System (Level II Trauma Center, 226 inpatient beds, 40+ specialties)
- Great Falls Clinic
TRICARE referrals handle specialty care through civilian providers. Find civilian providers through TRICARE East.
VA Healthcare in Great Falls
Great Falls VA Clinic (CBOC)
1400 29th Street South
Phone: (406) 791-3200
Schedule appointments at Great Falls VA Clinic.
Services:
- Primary care
- Mental health
- Audiology
- Telehealth
Great Falls Vet Center
615 2nd Avenue North
Confidential counseling for PTSD, MST, depression.
No VA enrollment required.
Walk-ins accepted for crisis.
Fort Harrison VA Medical Center
Helena (roughly 90 minutes away)
Full inpatient services
Veteran Benefits Assistance
Montana Veterans Affairs Division
Great Falls field office
600 Central Ave, Suite 418
VFW-accredited representatives assist with:
- Compensation
- Pension
- Burial
- Education
- Vocational rehab benefits
DAV provides free transportation to VA appointments.
Cost of Living and Quality of Life
Great Falls cost of living: 16% below national average
Combined with no state sales tax and generous 2026 BAH rates:
This is an unusually favorable financial situation for military personnel.
Cost Breakdown
Housing: 39% below national median
Groceries: Near national average
Utilities: Heating costs higher in winter
Expect $150-$250/month for natural gas
Transportation: Gas prices near national average
Healthcare: Covered by TRICARE
Outdoor Recreation and Family Activities
Giant Springs State Park
- One of the largest freshwater springs in the U.S
- World-class Missouri River trout fishing
52-mile River's Edge Trail system
Biking and walking
Children's Museum of Montana
Interactive exhibits
Electric City Water Park
Montana's largest children's water play structure
60+ city parks
Including Gibson Park with duck pond and playground
Showdown Montana ski resort
Roughly 65 miles away
Glacier National Park
Roughly 3 hours
Within day-trip range:
- First Peoples Buffalo Jump State Park
- Sluice Boxes State Park
- Bob Marshall Wilderness Complex
Community Feel
Great Falls offers substantial small-city quality of life with big Montana outdoor access.
The military community is tight-knit.
Malmstrom personnel consistently rate Great Falls as one of the better-kept-secret assignments.
- Affordable living
- Genuine hospitality
Your Next Steps for a Smooth PCS
Immediately Upon Receiving Orders
If needed, register any children at MilitaryChildCare.com
CDC waitlist
Request Smooth Move workshop dates from A&FRC
60-90 Days Before Report Date
- Research neighborhoods
- Schedule remote video tours if unable to visit
- Get VA loan pre-approval from Montana-licensed lender
- Apply for Montana Veterans' Home Loan Program if buying
- Schedule household goods pickup
- Review weight allowances
30-60 Days Before Report Date
- Finalize housing decision.
- On-base, rent or buy
- Schedule temporary lodging.
- Malmstrom Inns or local hotel
- Transfer school records to GFPS
- Schedule vehicle registration at Montana DMV
Upon Arrival
- In-process through A&FRC.
- Complete all required briefings
- Obtain Montana driver's license (optional)
- Schedule vehicle registration at Montana Motor Vehicle Division (optional)
- Connect with spouse employment resources if needed
- Join Malmstrom spouse Facebook groups for community support
Why Work with a Military Relocation Specialist
I'm a US Air Force veteran who has been through multiple PCS moves. I understand the stress, the tight timelines and the challenges of remote house hunting.
My 28 years in HVAC means I can spot potential issues with home systems that other agents might miss. I use data analysis and technology to give you a competitive edge in the market.
Contact me for:
- • Virtual video tours of homes and neighborhoods
- • BAH-to-housing-cost analysis for your specific pay grade
- • VA loan guidance and Montana-specific program education
- • School zone verification and enrollment support
- • PCS timeline coordination that works with your report date
Great Falls is one of the most financially favorable assignments you'll get. Let's make sure your housing decision sets you up for success during your Malmstrom tour.