In court-decided eviction outcomes for Whitewater, MT, tenants prevail in roughly 9.7% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
30d
filing → judgment
From the moment an unlawful-detainer notice is filed in Whitewater, MT until a money judgment is entered, a contested eviction takes about 30 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$0.9-2.8k
legal + lost rent
A typical eviction in Whitewater, MT costs landlords $851 to $2,811 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$270
11% stretched on rent
Average gross rent in Whitewater, MT is $270 per month per the U.S. Census American Community Survey (5-year 2023). 11% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
73.5%
of households
73.5% of occupied housing units in Whitewater, MT are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
27.0%
4.1% unemp.
27.0% of Whitewater, MT residents live below the federal poverty line, and unemployment runs at 4.1%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +62.5% (2024)
2.6
Regional political climate
County-weighted neighbor mix
2.6
State political climate
Montana legislature & governorship
1.7
Economic stress
27.0% poverty · 4.1% unemp.
7.4
Supply constraint
$270 average · 73.5% renters
5.4
Rent Control risk
11.1% of income on rent
1.1
Eviction process difficulty
30 days filing → judgment
1.8
Tenant organizing strength
73.5% renters
9.8
Housing court bias
County bench composition
5.0
Geographic context
Risk heat across Whitewater and the region
Click any city to see its score
How Whitewater compares
Risk score vs. peers, county, state, and the U.S.
Rank in Phillips County
Very High
#1of 8 cities
#1 of 8 cities in Phillips County for landlord eviction risk.
Rank in Montana
High
#123of 496 cities
#123 of 496 cities in Montana for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.3
/ 10 · VERY LOW
The verdict
A Very low-tier market.
Composite 2.3/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.5 over 50 yr
197620012026
Steady ratchet · no large swings
30d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $270/mo. A contested eviction takes 30 days and costs $851-$2,811 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
73.5%
Renters
The renters
Who you'll be renting to.
Out of 105 residents, 73.5% rent. 11% are spending 30%+ income on rent, 27.0% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
2.6
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 2.6 and 2.6 (GOP margin +62.5% (2024)). State climate at 1.7, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
1.7
State politics
The process
Moderate calendar, moderate friction.
State political climate 1.7/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 1.8, housing court bias 5, rent-control risk 1.1. Standard process speed for the state.
50-yr trendProcess difficulty +-3.2 since '00
197620012026
Court-clerk data lands in the next release.
7.4
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 7.4. Supply constraint: 5.4. The numbers behind those: 27.0% poverty, 4.1% unemployment, 11% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Whitewater sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Whitewater · 30d · ~$1.8k all-in ($61/day) · score 2.3National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Whitewater, Montana, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.3/10 (VERY LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Whitewater is a city of 105 residents where 73.5% of occupied units are renter-occupied, and the typical renter spends 11.1% of income on rent. At an average rent of $270/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Whitewater eviction process actually works
Eviction process difficulty here reads 1.8/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Whitewater closes 30 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Whitewater's timeline is usually the calendar, not the motion practice. Housing court bias scores 5/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Whitewater runs $851 to $2,811 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1-2 months' rent is typically the economically rational choice. With 30 days of typical timeline and $270/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 9.8/10 in Whitewater, and the city has limited rent control exposure (1.1/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Montana, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Whitewater: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a VERY LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Montana's statutory language. Fix those four, and most cases settle or default. Skip them, and a $2,811 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Whitewater
Trap · 1.1/10
Comparative benchmarking matters in markets like this. Whitewater's 3.7/10 is below the Montana state average. Rent-control-risk sub-score: 1.1/10. See the nearby cities grid below for direct A-vs-B comparison.
05FAQ
Frequently asked questions
Q1
What if my tenant just disappears?
If a tenant abandons the property and leaves their belongings, Montana law allows you to take possession under certain conditions. You must first try to contact them. If they don't respond and rent is unpaid, you can consider the property abandoned. Follow the specific procedures in MCA § 70-24-430 regarding notice for abandoned property and disposal of personal belongings. Don't just change the locks; there's a process to avoid liability.
Q2
Can I raise the rent in Whitewater?
Yes, Montana has no rent control. You can raise the rent, but you must provide proper notice. For month-to-month tenancies, a 30-day written notice is typically required before the rent increase takes effect. For fixed-term leases, you can only raise the rent at the end of the lease term, unless the lease specifically allows for it mid-term (which is rare).
Q3
What are common mistakes landlords make during eviction?
The most common mistakes are incorrect notice periods, improperly serving notices, failing to follow the exact court procedures, and attempting self-help evictions. Even in a low-risk area like Whitewater, attention to detail is crucial. Cutting corners will always cost you more in the long run.
Q4
Do I need a lawyer for every eviction?
No, not necessarily for every step. For a straightforward non-payment eviction where the tenant doesn't dispute anything, you might be able to handle it yourself. However, if the tenant responds to the complaint, disputes the charges, or if the case is anything other than simple non-payment, hiring an attorney is strongly recommended. The housing-court-bias sub-score is 5, meaning it's generally neutral, but legal expertise always helps.
Q5
How quickly can I get a tenant out for property damage?
For significant property damage or other lease violations that materially affect health and safety, you'd typically issue a 14-day notice to cure or quit. If the damage isn't repaired within that time, you can proceed with eviction. For very severe damage that makes the property unsafe, there might be provisions for a shorter notice, but these are specific and less common. Always document damage with photos and written communication.
A 2.3/10 places Whitewater in the 80th percentile of Montana cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Whitewater (2.3/10)
Same risk band nationally · click any city for its full breakdown.
