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Home My WebLink About07-02-24 Public Comment - D. Carty - The Guthrie project (App. 23354)_ Request to DenyFrom:Daniel Carty To:Bozeman Public Comment Subject:[EXTERNAL]The Guthrie project (App. 23354): Request to Deny Date:Tuesday, July 2, 2024 7:40:05 AM Attachments:HUD_IncomeLmts_State_MT_FY2024.pdf CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. July 2, 2024; 7:45am To: Bozeman City Commission Subject: Request to deny The Guthrie development project (App. 23354) I am writing to ask the Bozeman City Commission (Commission) to deny The Guthrie development project (App. 23354). My four arguments for denying this project are as follows: 1. Argument 1: The Guthrie building design is inconsistent with the historical character ofthe existing neighborhood and does not comply with the City of Bozeman's (City)Neighborhood Conservation Overlay District (NCOD; UDC Chapter 38, DIVISION 38.340.- OVERLAY DISTRICT STANDARDS; Footnote 1). Consequently, The Guthrie—if built—will contribute to the ongoing, development-caused degradation of Bozeman'shistorical character and sense of place within the downtown core. 2. Argument 2: The Guthrie project proposes a total of 111 units (all rentals), of which thedeveloper claims 45 of these units are 1-bedroom units (A1 units = 12, A2 units = 10; B1units = 6; B2 units = 6, and B3 units = 11) that are affordable at a rent of $1,745 permonth per unit based on an 80% AMI of $69,800 (FY2024 HUD Income Limits forGallatin County, MT; pdf attached). The developer's claim has three fatal flaws: (a) The developer is misrepresenting the 45 rental units in question (A1 + A2 + B1 + B2 +B3 = 45) as 1-bedroom units because, by definition, these 45 units are actuallystudio units (aka efficiency dwelling units; Moskowitz and Lindbloom 2015; Footnote 2); (b) The developer is misrepresenting the 45 studio units in question (A1 + A2 + B1 + B2 +B3 = 45) as 1-bedroom units in order to charge more rent than should be allowed underthe deep incentives of the City's Affordable Housing Ordinance. Based on HUD FY2024Income Limits (Footnote 3), rent that is considered affordable at 80% AMI for a studiounit is $1,526 per month ($61,050 x 30% of annual gross income / 12 months) or $18,312per year ($1,526 per month x 12 months), In contrast, rent that is considered affordableat 80% AMI for a 1-bedroom unit is $1,745 per month ($69,800 x 30% annual grossincome / 12 months) or $20,940 per year ($1,745 per month x 12 months; Footnote 4).Consequently, by misrepresenting the 45 studio units in question as 1-bedroom units, thedeveloper is proposing to charge $219 more in rent per month per unit ($1,745 - $1,526 =$219) or $2,628 more in rent per year per unit ($20,940 - $18,312 = $2,628) than theyshould be allowed to charge. Thus, for the 45 studio units in question, the developer willbe collecting $118,260 (45 studio units x $2,628 per unit per year) more in rent per yearthan they should be allowed to collect; and (c) The 45 studio units in question—which the developer is misrepresenting as 1-bedroom units and for which the developer proposes to charge rent of $1,745 per monthbased on an 80% AMI of $69,800—will not be affordable to the vast majority ofBozeman's workforce because more than 30% of a worker's annual gross income willhave to go toward rent. Considering the simplest case: One person working full-time (i.e., an average of 2,080work hours per year; Footnote 5) and renting one 80% AMI studio unit (what the developer is misrepresenting as a 1-bedroom unit) would need to earn at least $33.56per hour (Footnotes 3 and 4) to afford a monthly rent of $1,745 ($20,940 per year) inorder not to pay more than 30% of their annual gross income in rent ($33.56 per hour x2,080 work hours per year = $69,800; $69,800 x 30% / 12 months = $1,745 rent permonth; Footnotes 4 and 5). Most likely, the vast majority of Bozeman's workforce is notearning at least $33.56 per hour, and thus The Guthrie's 45 studio units in question willnot be affordable to the vast majority of Bozeman's workforce. To illustrate this point further, based on an 80% AMI of $69,800, the percentage ofannual gross income that would have to be used to pay rent is 30% when earning $33.56per hour, 33.6% when earning $30 per hour, 40.3% when earning $25 per hour, 50.3%when earning $20 per hour, 67.1% when earning $15 per hour, and 97.7% when earningMontana's minimum wage of $10.30 per hour (Footnote 5). 3. Argument 3: Insufficient onsite parking (111 total rental units with onsite parking for only37 motor vehicles) will put 150 or more motor vehicles on the streets of the surroundingneighborhood, thus allowing a private company to take over or "swamp" public streets;and 4. Argument 4: The project will cause public health hazards and public safety hazardsbecause insufficient onsite parking requirements will result in substantial parking chaoson the surrounding streets and substantial traffic increase in proximity to WhittierElementary School. In conclusion, it is clear The Guthrie project will provide no community benefit because (1) the building design is not consistent with the historical character of the neighborhood and does not comply with the NCOD; (2) the developer misrepresents 45 studio units as 1-bedroom units in order to charge more rent per unit than should be allowed, and the 45 studio units in question will not be affordable to a vast majority of individuals in Bozeman's workforce; (3) insufficient onsite parking for motor vehicles will allow a private company to take over (i.e., swamp) public streets; and (4) insufficient onsite parking for motor vehicles and substantially increased traffic will lead to public health hazards and public safety hazards near Whittier Elementary School.Consequently, I reiterate my request that the Commission deny The Guthrie developmentproject (App. 23354). Daniel Carty 213 N. 3rd Ave Bozeman, MT 59715 dgc12@hotmail.com 406-548-2810 Footnote 1: UDC Chapter 38 (NCOD): https://library.municode.com/mt/bozeman/codes/code_of_ordinances? nodeId=PTIICOOR_CH38UNDECO_ART3ZODILAUS_DIV38.340OVDIST Footnote 2: Moskowitz and Lindbloom (2015), The Illustrated Book of Development Definitions. https://weblink.bozeman.net/WebLink/DocView.aspx? id=291107&dbid=0&repo=BOZEMAN Footnote 3: FY2024 HUD Income Limits for 60% AMI and 80% AMI (pdf attached) Persons in Family (bedrooms) Income Limit Area Area Median Family Income Income Limit Category (% AMI) 1 (studio) 2 (1 bdrm) 3 (2 bdrm) 4 (3 bdrm) Gallatin County, MT $109,000 60 $45,780 $52,320 $58,860 $65,400 80 $61,050 $69,800 $78,500 $87,200 Footnote 4: Rents considered affordable at 60% and 80% AMI based on FY2024 HUD Income Limits. Monthly rent considered affordable at 60% AMI ($) Hourly wage needed for an individual working full time to be able to afford this rent ($/hour) Monthly rent considered affordable at 80% AMI ($) Hourly wage needed for an individual working full time to be able to afford this rent ($/hour) Studio 1,145 22.01 1,526 29.35 1-bedroom 1,308 25.15 1,745 33.56 2-bedroom 1,472 28.30 1,963 37.74 3-bedroom 1,635 31.44 2,180 41.92 Footnote 5: At an 80% AMI of $69,800, the percentages of annual gross income that must be allocated to pay a rent of $1,745 per month ($20,940 per year) given hourly wages of $33.56, $30.00, $25.00, $20.00, $15.00, or $10.30 (Montana minimum wage for CY2024) and an average of 2,080 working hours per year (and see Notes 1 and 2 below). $20,940 rent per year / $33.56 per hour = 623.96 hours of work per year 623.96 hours of work / 2,080 work hours per year = 30% of annual gross income $20,940 rent per year / $30.00 per hour = 698.00 hours of work per year 698 hours of work / 2,080 work hours per year = 33.6% of annual gross income $20,940 rent per year / $25.00 per hour = 837.6 hours of work per year 837.6 hours of work / 2,080 work hours per year = 40.3% of annual gross income 20,940 rent per year / $20.00 per hour = 1,047 hours of work per year 1,047 hours of work / 2,080 work hours per year = 50.3% of annual gross income $20,940 rent per year / $15.00 per hour = 1,396 hours of work per year 1,396 hours of work / 2,080 work hours per year = 67.1% of annual gross income $20,940 rent per year / $10.30 per hour = 2,033 hours of work per year 2,033 hours of work / 2,080 work hours per year = 97.7% of annual gross income Note 1: In an average year, there are 2,080 work hours for an employee who works a traditional 40-hour workweek. The average employee works around 8 hours per weekday, according to the Bureau of Labor Statistics. If you multiply a week's worth of work by the 52 weeks in a year, you get 2,080 hours (52 weeks per year x 40 work hours per week = 2,080 work hours per year) . https://www.usatoday.com/story/news/2023/10/13/how-many-working-hours-are-in-a- year/70902897007/ Note 2: Minimum Wage in Montana in CY2024 = $10.30 per hour. https://erd.dli.mt.gov/labor-standards/wage-and-hour-payment-act/wage-and-hour- faq#:~:text=As%20of%20January%201%2C%202023,as%20of%20January%201%2C%202024. U.S. DEPARTMENT OF HUD STATE:MONTANA --------------------- 2024 ADJUSTED HOME INCOME LIMITS --------------------- PROGRAM 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON 6 PERSON 7 PERSON 8 PERSON Billings, MT HUD Metro FMR Area 30% LIMITS 20700 23650 26600 29550 31950 34300 36650 39050 VERY LOW INCOME 34500 39400 44350 49250 53200 57150 61100 65050 60% LIMITS 41400 47280 53220 59100 63840 68580 73320 78060 LOW INCOME 55200 63050 70950 78800 85150 91450 97750 104050 Stillwater County, MT HUD Metro FMR Area 30% LIMITS 21250 24300 27350 30350 32800 35250 37650 40100 VERY LOW INCOME 35400 40450 45500 50550 54600 58650 62700 66750 60% LIMITS 42480 48540 54600 60660 65520 70380 75240 80100 LOW INCOME 56650 64750 72850 80900 87400 93850 100350 106800 Great Falls, MT MSA 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Missoula, MT MSA 30% LIMITS 18950 21650 24350 27050 29250 31400 33550 35750 VERY LOW INCOME 31600 36100 40600 45100 48750 52350 55950 59550 60% LIMITS 37920 43320 48720 54120 58500 62820 67140 71460 LOW INCOME 50550 57750 64950 72150 77950 83700 89500 95250 Beaverhead County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Big Horn County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Blaine County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 U.S. DEPARTMENT OF HUD STATE:MONTANA --------------------- 2024 ADJUSTED HOME INCOME LIMITS --------------------- PROGRAM 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON 6 PERSON 7 PERSON 8 PERSON Broadwater County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Carter County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Chouteau County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Custer County, MT 30% LIMITS 18200 20800 23400 26000 28100 30200 32250 34350 VERY LOW INCOME 30350 34650 39000 43300 46800 50250 53700 57200 60% LIMITS 36420 41580 46800 51960 56160 60300 64440 68640 LOW INCOME 48550 55450 62400 69300 74850 80400 85950 91500 Daniels County, MT 30% LIMITS 18700 21350 24000 26650 28800 30950 33050 35200 VERY LOW INCOME 31100 35550 40000 44400 48000 51550 55100 58650 60% LIMITS 37320 42660 48000 53280 57600 61860 66120 70380 LOW INCOME 49750 56850 63950 71050 76750 82450 88150 93800 Dawson County, MT 30% LIMITS 19600 22400 25200 27950 30200 32450 34700 36900 VERY LOW INCOME 32650 37300 41950 46600 50350 54100 57800 61550 60% LIMITS 39180 44760 50340 55920 60420 64920 69360 73860 LOW INCOME 52200 59650 67100 74550 80550 86500 92450 98450 Deer Lodge County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 U.S. DEPARTMENT OF HUD STATE:MONTANA --------------------- 2024 ADJUSTED HOME INCOME LIMITS --------------------- PROGRAM 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON 6 PERSON 7 PERSON 8 PERSON Fallon County, MT 30% LIMITS 22150 25300 28450 31600 34150 36700 39200 41750 VERY LOW INCOME 36900 42150 47400 52650 56900 61100 65300 69500 60% LIMITS 44280 50580 56880 63180 68280 73320 78360 83400 LOW INCOME 59000 67400 75800 84250 91000 97750 104500 111250 Fergus County, MT 30% LIMITS 18550 21200 23850 26500 28650 30750 32900 35000 VERY LOW INCOME 30950 35400 39800 44200 47750 51300 54850 58350 60% LIMITS 37140 42480 47760 53040 57300 61560 65820 70020 LOW INCOME 49500 56600 63650 70700 76400 82050 87700 93350 Flathead County, MT 30% LIMITS 18550 21200 23850 26500 28650 30750 32900 35000 VERY LOW INCOME 30950 35400 39800 44200 47750 51300 54850 58350 60% LIMITS 37140 42480 47760 53040 57300 61560 65820 70020 LOW INCOME 49500 56600 63650 70700 76400 82050 87700 93350 Gallatin County, MT 30% LIMITS 22900 26200 29450 32700 35350 37950 40550 43200 VERY LOW INCOME 38150 43600 49050 54500 58900 63250 67600 71950 60% LIMITS 45780 52320 58860 65400 70680 75900 81120 86340 LOW INCOME 61050 69800 78500 87200 94200 101200 108150 115150 Garfield County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Glacier County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Golden Valley County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 U.S. DEPARTMENT OF HUD STATE:MONTANA --------------------- 2024 ADJUSTED HOME INCOME LIMITS --------------------- PROGRAM 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON 6 PERSON 7 PERSON 8 PERSON Granite County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Hill County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Jefferson County, MT 30% LIMITS 20100 22950 25800 28650 30950 33250 35550 37850 VERY LOW INCOME 33450 38200 43000 47750 51600 55400 59250 63050 60% LIMITS 40140 45840 51600 57300 61920 66480 71100 75660 LOW INCOME 53500 61150 68800 76400 82550 88650 94750 100850 Judith Basin County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Lake County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Lewis and Clark County, MT 30% LIMITS 20800 23750 26700 29650 32050 34400 36800 39150 VERY LOW INCOME 34650 39600 44550 49450 53450 57400 61350 65350 60% LIMITS 41580 47520 53460 59340 64140 68880 73620 78420 LOW INCOME 55450 63350 71250 79150 85500 91850 98150 104500 Liberty County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 U.S. DEPARTMENT OF HUD STATE:MONTANA --------------------- 2024 ADJUSTED HOME INCOME LIMITS --------------------- PROGRAM 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON 6 PERSON 7 PERSON 8 PERSON Lincoln County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 McCone County, MT 30% LIMITS 18800 21500 24200 26850 29000 31150 33300 35450 VERY LOW INCOME 31350 35800 40300 44750 48350 51950 55500 59100 60% LIMITS 37620 42960 48360 53700 58020 62340 66600 70920 LOW INCOME 50150 57300 64450 71600 77350 83100 88800 94550 Madison County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Meagher County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Mineral County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Musselshell County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Park County, MT 30% LIMITS 20200 23100 26000 28850 31200 33500 35800 38100 VERY LOW INCOME 33650 38450 43250 48050 51900 55750 59600 63450 60% LIMITS 40380 46140 51900 57660 62280 66900 71520 76140 LOW INCOME 53850 61550 69250 76900 83100 89250 95400 101550 U.S. DEPARTMENT OF HUD STATE:MONTANA --------------------- 2024 ADJUSTED HOME INCOME LIMITS --------------------- PROGRAM 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON 6 PERSON 7 PERSON 8 PERSON Petroleum County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Phillips County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Pondera County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Powder River County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Powell County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Prairie County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Ravalli County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 U.S. DEPARTMENT OF HUD STATE:MONTANA --------------------- 2024 ADJUSTED HOME INCOME LIMITS --------------------- PROGRAM 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON 6 PERSON 7 PERSON 8 PERSON Richland County, MT 30% LIMITS 19200 21950 24700 27400 29600 31800 34000 36200 VERY LOW INCOME 32000 36550 41100 45650 49350 53000 56650 60300 60% LIMITS 38400 43860 49320 54780 59220 63600 67980 72360 LOW INCOME 51150 58450 65750 73050 78900 84750 90600 96450 Roosevelt County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Rosebud County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Sanders County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Sheridan County, MT 30% LIMITS 19750 22600 25400 28200 30500 32750 35000 37250 VERY LOW INCOME 32900 37600 42300 47000 50800 54550 58300 62050 60% LIMITS 39480 45120 50760 56400 60960 65460 69960 74460 LOW INCOME 52650 60200 67700 75200 81250 87250 93250 99300 Silver Bow County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Sweet Grass County, MT 30% LIMITS 18700 21400 24050 26700 28850 31000 33150 35250 VERY LOW INCOME 31150 35600 40050 44500 48100 51650 55200 58750 60% LIMITS 37380 42720 48060 53400 57720 61980 66240 70500 LOW INCOME 49850 57000 64100 71200 76900 82600 88300 94000 U.S. DEPARTMENT OF HUD STATE:MONTANA --------------------- 2024 ADJUSTED HOME INCOME LIMITS --------------------- PROGRAM 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON 6 PERSON 7 PERSON 8 PERSON Teton County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Toole County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Treasure County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Valley County, MT 30% LIMITS 18550 21200 23850 26500 28650 30750 32900 35000 VERY LOW INCOME 30950 35350 39750 44150 47700 51250 54750 58300 60% LIMITS 37140 42420 47700 52980 57240 61500 65700 69960 LOW INCOME 49500 56550 63600 70650 76350 82000 87650 93300 Wheatland County, MT 30% LIMITS 18050 20600 23200 25750 27850 29900 31950 34000 VERY LOW INCOME 30100 34400 38700 42950 46400 49850 53300 56700 60% LIMITS 36120 41280 46440 51540 55680 59820 63960 68040 LOW INCOME 48100 55000 61850 68700 74200 79700 85200 90700 Wibaux County, MT 30% LIMITS 19400 22200 24950 27700 29950 32150 34350 36600 VERY LOW INCOME 32300 36950 41550 46200 49900 53600 57300 60950 60% LIMITS 38760 44340 49860 55440 59880 64320 68760 73140 LOW INCOME 51750 59150 66550 73900 79850 85750 91650 97550