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Moving to Montana
Moving to Montana can mean access to fast-growing mountain cities, regional healthcare and government centers, major outdoor recreation, agricultural communities, forests, and wide-open rural property.
But Montana is not one housing market or one lifestyle. Bozeman, Missoula, Billings, Helena, Great Falls, Kalispell and the Flathead Valley, Butte, eastern Montana, and rural communities can differ substantially in housing costs, property taxes, wildfire exposure, winter weather, water availability, commuting, and access to healthcare and everyday services.
Before moving to Montana, look beyond the purchase price. Compare the property’s 2026 tax classification, Homestead Reduced Rate eligibility, heating and snow-removal costs, wildfire exposure, insurance, private-well water quality, septic condition, water rights where applicable, radon, road access, vehicle requirements, and the moving companies that actually serve your route.
Moving to Montana at a Glance
| What to Consider | What to Know |
| Housing | Costs vary dramatically between Bozeman, Missoula, Kalispell, Billings, Helena, Great Falls, smaller towns, and rural areas |
| Income tax | For 2026, ordinary income is taxed at 4.7% or 5.65%, depending on taxable income and filing status |
| Sales tax | Montana has no general statewide sales tax |
| 2026 property tax | Qualifying principal residences can receive a new tiered Homestead Reduced Rate; second homes and other nonqualifying Class 4 residential property generally use a 1.90% rate |
| Homestead qualification | A principal residence generally must be owned by an eligible individual or revocable grantor trust and occupied as the principal residence at least seven months per year |
| Wildfire | Forested and wildland-interface properties require defensible-space, evacuation, insurance, and home-hardening research |
| Radon | Just over 47% of Montana homes tested have radon above the EPA’s 4 pCi/L action level |
| Private wells | Owners are responsible for water quality; Montana recommends annual testing for coliform bacteria and nitrate |
| Water rights | Most water uses require a valid recorded water right; water rights should be investigated separately from the physical well or stream |
| Winter | Cold, snow, wind, ice, heating costs, frozen pipes, and rural-road access can vary significantly by region and elevation |
| Vehicle rules | New residents generally have 60 days to transfer a noncommercial driver’s license and 60 days to title/register vehicles |
| Moving companies | Montana PSC regulates intrastate household-goods movers and requires applicable Public Convenience and Necessity authority |
For 2026, Montana taxes ordinary income at 4.7% and 5.65%, depending on taxable income and filing status. Montana also remains one of the few states with no general statewide sales tax.
Where in Montana Should You Live?
Start with the region rather than the individual house.
Montana is geographically large, and daily life can change substantially between a fast-growing mountain city, an eastern plains community, and a remote rural property.
Before choosing a location, compare:
Job location
Housing cost
Property taxes
Winter conditions
Wildfire exposure
Healthcare distance
Internet
Water and septic systems
Commute
The useful question isn’t simply:
“Where in Montana can I afford a home?”
It is:
“Which Montana community gives my household the best combination of housing, taxes, access, services, and lifestyle?”
Billings
Billings is Montana’s largest city and a major center for healthcare, energy, transportation, logistics, retail, professional services, agriculture-related business, and regional commerce.
It can offer a broader employment base than many smaller Montana communities.
When comparing homes, check:
Commute
Property taxes
Heating
Wind exposure
Radon
Basement moisture
School needs
Access to healthcare
Bozeman
Bozeman combines Montana State University, technology, tourism, outdoor recreation, construction, professional services, and a fast-growing housing market.
Housing costs can be substantially higher than in many other Montana communities.
Before buying, compare:
Purchase price
Property-tax classification
Commute
Snow removal
Wildfire exposure
Water source
Insurance
Internet
Do not assume a property farther from town will be cheaper to own once transportation and private systems are included.
The Gallatin Valley
The Gallatin Valley includes Bozeman, Belgrade, Manhattan, Three Forks, and surrounding rural development.
Rapid growth has increased the importance of water, wells, roads, and development patterns.
For rural or edge-of-town property, investigate:
Well records
Water rights
Septic system
Subdivision restrictions
Road maintenance
Snow removal
Wildfire exposure
Internet
Missoula
Missoula is a university, healthcare, government, professional-services, and outdoor-recreation center in western Montana.
Its valley setting creates a mix of urban housing, foothill development, forested property, and nearby rural communities.
Compare:
Housing cost
Property taxes
Commute
Wildfire and smoke exposure
Floodplain
Radon
Winter inversion conditions
School needs
Helena
Helena is the state capital and has substantial employment in government, healthcare, education, professional services, and regional business.
Housing ranges from historic neighborhoods to newer development and rural property outside the city.
Before buying, investigate home age, heating, property taxes, wildfire exposure, radon, well/septic systems where applicable, and the actual commute.
Great Falls
Great Falls is a regional center for healthcare, military-related employment, agriculture, energy, retail, and professional services.
Wind and winter weather can be important household considerations.
When comparing properties, look at heating system, insulation, roof condition, snow drifting, commute, and property taxes.
Kalispell and the Flathead Valley
Kalispell, Whitefish, Columbia Falls, and surrounding Flathead Valley communities combine healthcare, tourism, construction, services, outdoor recreation, and strong second-home demand.
Before buying, investigate:
Housing cost
2026 homestead eligibility
Wildfire exposure
Insurance
Well and septic systems
Winter roads
Seasonal traffic
Healthcare distance
Whitefish and Resort Markets
Resort-oriented communities can have a very different housing market from year-round Montana towns.
Before buying, compare:
Primary-residence versus second-home property-tax treatment
HOA fees
Short-term-rental rules where relevant
Seasonal traffic
Insurance
Wildfire exposure
Snow removal
Year-round services
Montana’s 2026 property-tax structure makes principal-residence status particularly important.
Butte
Butte has a distinctive mining and industrial history and a housing stock that includes many older homes.
When comparing property, inspect:
Foundation
Roof
Electrical system
Plumbing
Heating
Insulation
Radon
Soil or environmental history where relevant
Older housing can offer lower purchase prices but may require substantial system upgrades.
Eastern Montana
Eastern Montana includes agricultural, energy-producing, and regional service communities spread across large distances.
Before moving, calculate:
Healthcare distance
Work travel
Winter road conditions
Heating
Wind exposure
Internet
Well water
Fuel availability
A lower-priced home can come with much longer trips for specialized services.
Rural Montana
Rural Montana can offer acreage, privacy, agricultural land, forests, and mountain settings.
But rural property requires deeper due diligence.
Check:
Water right
Well
Septic system
Propane
Private road
Snow removal
Wildfire exposure
Internet
Cell coverage
Generator connection
Emergency-response distance
Also confirm that a moving truck can reach and turn around at the property.
What Does It Cost to Live in Montana?
There is no single useful Montana cost-of-living number.
A Bozeman homeowner can have a very different budget from one in Great Falls, Billings, eastern Montana, or a rural county.
Calculate:
Rent or mortgage
Property taxes
Income tax
Heating
Electricity
Insurance
Snow removal
Transportation
Vehicle registration
Childcare
Healthcare
Well and septic maintenance
Home maintenance
Montana Income Tax for 2026
Montana uses two ordinary-income tax rates for 2026:
4.7% and 5.65%
For single and married-separate filers, the 4.7% rate applies through $47,500 of Montana taxable ordinary income and the 5.65% rate applies above that amount.
The lower bracket extends to $71,250 for head-of-household filers and $95,000 for married filing jointly or qualifying surviving spouses.
Long-term capital gains use separate Montana rates.
Montana Has No General Sales Tax
Montana does not impose a general statewide sales tax.
That means ordinary retail purchases do not carry the broad state sales tax found in most states.
However, Montana still has specialized taxes and fees on certain transactions and some resort communities can impose resort taxes.
Do not interpret “no sales tax” as “no consumption taxes of any kind.”
Montana Changed Residential Property Taxes in 2026
Montana implemented a major new residential property-tax structure in 2026.
Qualifying principal residences and qualifying long-term rentals receive reduced Class 4 tax rates, while second homes, short-term rentals, and certain other residential property use different rates.
Because the rules changed recently, use current Department of Revenue information rather than an older property-tax calculator.
The 2026 Homestead Reduced Rate Is Tiered
For a qualifying principal residence in tax year 2026, Montana applies the reduced Class 4 rate incrementally by market-value bracket:
0.76% on the first $378,000
0.90% on the portion from $378,001 through $756,000
1.10% on the portion from $756,001 through $1,511,999
1.90% on the portion at $1,512,000 and above
These percentages are used to determine taxable value before local mill levies are applied; they are not the final effective property-tax percentage paid on market value.
Principal Residence Status Matters More Under the New Tax Structure
To qualify for Montana’s Homestead Reduced Rate, the property generally must be your principal residence for at least seven months of the year.
Eligible ownership generally includes individuals, couples, and grantor revocable trusts.
Homes owned by other entities such as LLCs generally do not qualify for the principal-residence reduced rate.
A New Buyer Should Check Whether the Home Is Already Enrolled
Montana’s reduced property-tax rate is tied to enrollment.
If you buy a home, verify whether the property is already enrolled for the current year’s reduced rate and determine what you need to do to keep or establish eligibility for the next tax year.
For 2027, the current enrollment period runs through March 1, 2027.
Do not assume the seller’s tax classification automatically continues forever after the sale.
Second Homes Can Be Taxed Differently
For 2026, non-primary residences and residential properties that do not qualify as long-term rentals generally use a 1.90% Class 4 tax rate.
This includes many second homes, short-term rentals, and vacant residential lots.
If you’re comparing a permanent residence with a vacation property, the tax treatment can therefore differ substantially.
Montana Also Has Income-Based Property-Tax Assistance
The Homestead Reduced Rate is not Montana’s only property-tax relief program.
Lower-income qualifying homeowners may also be eligible for the Property Tax Assistance Program, which can reduce the applicable tax rate on a portion of the home’s value.
Eligibility depends on income, ownership, occupancy, and other rules.
Check current Department of Revenue requirements rather than assuming the benefit applies automatically.
Don’t Estimate Montana Property Tax From the Seller’s Bill Alone
Before buying, ask for:
Market value
Current Class 4 rate
Homestead Reduced Rate enrollment status
Current taxable value
Local mill levies
Actual annual tax bill
Any assistance programs affecting the bill
Montana’s 2026 changes make it especially important to understand the property’s current classification and what will apply after you buy.
Wildfire Risk Is Part of Montana Homeownership
Montana DNRC states plainly that fire is part of Montana.
If the home is near forest, grassland, or wildland vegetation, investigate:
Wildfire history
Vegetation near the house
Roof and siding materials
Emergency access
Evacuation routes
Water supply
Insurance
Distance to fire response
A scenic wooded lot can carry significantly different risk from an in-town property.
Evaluate the Home Ignition Zone
Montana DNRC emphasizes the Home Ignition Zone around a house when reducing wildfire risk.
Look for:
Combustible material directly beside the structure
Pine needles or debris in gutters
Wood piles near buildings
Dense shrubs
Ladder fuels
Tree limbs over the roof
Unscreeened vents
Small maintenance changes can materially improve a home’s ability to survive embers and radiant heat.
Montana Offers Free Home Wildfire Risk Assessments
Montana DNRC currently offers homeowners a free wildfire risk assessment.
A local fire professional can evaluate vulnerabilities around the house and property and recommend steps to reduce risk and improve evacuation planning.
This can be particularly useful after buying a forested or wildland-interface property.
Wildfire Smoke Can Affect Areas Far From the Flames
A home does not have to be directly threatened by wildfire to experience poor air quality.
Smoke can travel long distances across Montana.
Before moving, especially if household members are sensitive to smoke, consider:
HVAC filtration
Portable HEPA air cleaners
Air sealing
Ability to keep windows closed during smoke events
Backup cooling if outside air is unhealthy
Price Homeowners Insurance Before Buying Rural or Forested Property
Wildfire exposure, distance to fire protection, road access, roof material, property condition, and claims history can affect insurance availability and cost.
Get a quote for the exact property before becoming financially committed.
Ask about wildfire exclusions, deductibles, replacement cost, outbuilding coverage, and whether mitigation work could affect underwriting.
Montana Winters Vary by Elevation and Region
Montana winters can include extended cold, heavy snow, ice, wind, drifting, and dangerous road conditions.
Mountain valleys, eastern plains, and high-elevation communities can have very different conditions.
Use local winter information rather than a statewide average.
Heating Costs Deserve Careful Review
Montana homes may use natural gas, propane, electricity, heat pumps, wood, or combinations of systems.
Before buying, ask for actual annual usage rather than only a monthly budget amount.
For rural properties, also ask about propane-tank ownership, delivery access, wood storage, and backup heat during outages.
Snow Removal Is Part of the Housing Budget
A short in-town driveway and a long mountain driveway have very different winter costs.
Before buying, determine:
Who plows the public or private road?
Who clears the driveway?
Where can snow be stored?
Does drifting occur?
Can a plow or emergency vehicle reach the property?
Review written road-maintenance agreements where applicable.
Private Roads Need Extra Research
Some Montana properties are reached by private roads or easements.
Before buying, ask:
Who owns the road?
Who maintains it?
How are costs divided?
Is snow removal guaranteed?
What are the easement rights?
Can moving trucks and emergency vehicles use it?
A recorded easement and a maintained road are not automatically the same thing.
Water Rights Are a Montana-Specific Property Issue
Montana owns the state’s waters on behalf of its citizens, while individuals can hold legal rights to use water.
For most water uses, a valid recorded water right is needed to make the use legal and defensible.
If you’re buying acreage, agricultural property, or a home that relies on irrigation, springs, surface water, or significant groundwater use, verify the actual water rights rather than assuming they are included because water is physically present.
A Well and a Water Right Are Not the Same Thing
Seeing a functioning well does not answer every legal water-use question.
Montana distinguishes between the physical groundwater development and the legal right or authorization to use water.
Ask for:
Well log
Groundwater certificate or permit where applicable
Water-right number
Authorized use
Flow or volume limits
Place of use
Use the DNRC Water Right Query System for due diligence.
Montana Changed Exempt-Well Procedures in 2026
Montana changed its exempt-well process beginning January 1, 2026.
Small groundwater developments that meet the statutory exception may avoid the full permit process, but a Notice of Intent to Appropriate Groundwater is now required before putting qualifying new groundwater use into operation.
If you’re buying newly developed rural property, do not rely on old advice about simply drilling an “exempt well” without checking current DNRC rules.
Some Montana Basins Are Closed to New Water Appropriations
Montana has basins and subbasins that are closed or restricted for new water appropriations because they are highly appropriated.
If you plan to expand irrigation, add a significant new water use, or develop vacant land, check with the DNRC regional office before assuming additional water can legally be obtained.
Private Well Owners Are Responsible for Water Quality
Montana does not regulate private-well drinking water in the same way it regulates public systems.
The owner is responsible for testing and maintaining the supply.
Montana recommends an annual well check-up and, at minimum, annual testing for:
Coliform bacteria
Nitrate
Additional contaminants should be tested based on local geology, land use, and nearby contamination risks.
Arsenic and Other Naturally Occurring Contaminants Can Matter
Montana groundwater can contain naturally occurring arsenic, uranium, radon, manganese, and other substances depending on local geology.
For a private well, ask the local health department or a qualified laboratory which contaminants should be tested for in that area.
Clear water does not prove safe water.
Septic Systems Need Their Own Evaluation
Many rural Montana homes use individual septic systems.
Before buying, determine:
System age
Tank size
Drain-field location
Pumping history
Permit records
Repair history
Number of bedrooms served
Replacement area
Local county environmental-health departments often administer septic permitting and requirements.
Radon Testing Is Especially Important in Montana
Montana health officials report that just over 47% of homes tested have radon above the EPA’s 4 pCi/L action level.
Some counties have even higher percentages.
Radon can vary substantially between neighboring homes, so the only way to know the level in a specific house is to test it.
Older Montana Homes Need a Broad Inspection
Historic homes in Butte, Helena, Missoula, Great Falls, Anaconda, and other established communities may contain aging systems.
Depending on age, inspect:
Electrical service
Wiring
Plumbing
Roof
Foundation
Heating system
Chimney
Insulation
Windows
Radon
Lead-paint concerns
Cosmetic renovation does not prove the hidden systems were modernized.
Mountain Properties Need a Different Inspection
For a home on a slope or mountain road, investigate:
Drainage
Erosion
Retaining walls
Driveway grade
Snow accumulation
Wildfire exposure
Tree hazards
Rockfall or slope movement
Road access
A beautiful view can come with very different maintenance and emergency-access requirements.
Transportation and Distance Matter More Than They Look on a Map
Montana communities can be separated by long distances and mountain passes.
Before choosing a home, calculate travel to:
Work
School
Hospital
Specialists
Airport
Groceries
Vehicle service
Family
Also consider winter travel time and whether your normal route crosses a mountain pass.
Healthcare Distance Can Be a Major Rural Consideration
A rural property may be affordable and scenic while being far from specialized healthcare.
Before buying, check actual travel time to:
Primary care
Emergency department
Urgent care
Specialists
Pharmacy
Veterinary care if relevant
Use winter travel times—not only summer mileage.
Verify Rural Internet at the Exact Address
If you work remotely, do not rely on a listing that simply says “high-speed internet available.”
Verify:
Provider
Connection type
Available speed
Installation timing
Actual service at the exact address
Cellular backup
Service availability can change quickly from one rural road to another.
Moving to Montana With Children
If schools matter to your relocation, verify them using the exact property address.
In rural areas, also investigate bus routes and travel distances.
Before buying or renting, confirm assigned schools, district boundaries, transportation, academic programs, athletics, extracurricular activities, and your actual winter school commute.
Should You Rent Before Buying?
Renting first can be useful if you’re unfamiliar with Montana’s regional differences.
It lets you experience:
Winter commute
Heating costs
Snow removal
Wildfire season
Smoke
Distance to services
Housing-market conditions
A location that feels ideal in July can feel very different in January or during a smoky August.
Moving to Montana for Work
If a job is bringing you to Montana, compare the entire compensation picture.
Include:
Take-home income
Housing
2026 property-tax classification
Heating
Insurance
Transportation
Childcare
Healthcare
Moving costs
If the employer offers relocation assistance, ask whether it covers household goods, temporary housing, storage, house-hunting travel, lease-breaking costs, or vehicle transportation.
Transfer Your Montana Driver’s License Within 60 Days
A new Montana resident with a valid out-of-state noncommercial driver’s license must begin the transfer process within 60 days of moving to Montana.
Commercial driver’s-license holders generally have only 30 days.
Check the current Motor Vehicle Division document requirements and schedule an appointment before the deadline.
Title and Register Your Vehicle Within 60 Days
New Montana residents must apply for a Montana vehicle title and register their vehicles within 60 days of establishing residency.
Vehicle registration is generally handled through the county treasurer.
Do not wait until your previous registration expires if the Montana deadline comes first.
Moving to Montana From Another State
Your moving cost depends much more on your specific origin, Montana destination, inventory, and services than on Montana itself.
Moving from Idaho to Missoula is fundamentally different from moving from California to Bozeman or Florida to eastern Montana.
Costs can depend on:
Origin
Destination
Distance
Shipment weight or volume
Moving date
Packing
Storage
Stairs
Long carries
Shuttle service
Mountain-road access
Winter conditions
Specialty items
Montana Destination Access Can Affect the Moving Price
Moving access can become difficult at mountain properties, rural acreages, narrow private roads, steep driveways, and homes with limited turnaround space.
Tell the mover about:
Road width
Road surface
Grade
Low branches
Gate width
Bridge limits
Snow or mud conditions
Long carries
Turnaround space
Give this information before the estimate is finalized.
How to Find Movers for Your Move to Montana
Start with moving companies that actually serve your exact origin-to-Montana route.
Then compare:
Shipment inventory
Services
Pickup availability
Delivery expectations
Carrier or broker status
Estimate type
Deposit requirements
Valuation coverage
Potential additional charges
Company identity
For interstate moves, verify federal household-goods authority.
Montana Regulates Intrastate Household-Goods Movers
The Montana Public Service Commission regulates intrastate household-goods transportation.
A carrier providing regulated household-goods service entirely within Montana generally must obtain the applicable Certificate of Public Convenience and Necessity before operating.
Interstate transportation is regulated differently and does not use the same Montana certificate requirement.
Check the Montana PSC Motor Carrier Authority List
The Montana PSC provides a public Motor Carrier Authority List.
Before hiring a mover for a Montana-only move, compare the mover’s advertised name with the legal entity and authority shown in PSC records.
If the company cannot clearly explain its Montana intrastate authority, investigate before paying a deposit.
Insurance Is Part of Montana Intrastate Mover Compliance
Montana’s motor-carrier compliance materials include casualty and cargo insurance filings for regulated carriers.
Before booking, ask the mover to explain the protection that applies to your belongings and confirm that the legal company on your paperwork matches the authorized carrier.
Carrier vs. Moving Broker
For interstate moves, understand whether you’re dealing with a carrier or broker.
A carrier physically transports household goods.
A broker arranges transportation with another carrier.
Before paying a deposit, ask:
“Will your company physically transport my belongings, or will another carrier handle the move?”
Don’t Stop at the USDOT Number for an Interstate Move
For an interstate move, a USDOT number alone does not prove that a company is currently authorized to transport household goods.
Check the legal company name, USDOT number, household-goods authority, carrier or broker status, contact information, and complaint information.
Compare the Inventory Before Comparing Prices
Two moving estimates are useful only if they’re based on approximately the same shipment.
Check that each includes:
Furniture
Boxes
Appliances
Garage items
Workshop contents
Outdoor equipment
Storage-unit contents
Specialty items
If one quote is dramatically lower, first determine whether part of the household was omitted.
Ask What Could Increase the Moving Price
Before booking, ask:
“What could cause my final price to be higher than this estimate?”
Possible additional charges can involve:
More belongings
Packing
Stairs
Long carries
Shuttle service
Storage
Difficult road access
Snow or mud
Additional stops
Changes in services
Montana’s rural and mountain properties make destination access particularly important.
Think About the Season When Scheduling a Montana Move
Montana weather can materially affect moving logistics.
Winter:
Snow, ice, extreme cold, wind, and mountain-pass conditions can delay travel.
Spring:
Snowmelt, flooding, mud, and soft rural roads can complicate access.
Summer:
Wildfire, smoke, heat, construction, and tourism can affect routes and schedules.
Fall:
Conditions can change rapidly, and early snow is possible at higher elevations.
Keep communication open with the mover when weather threatens your route.
Pros and Cons of Moving to Montana
Potential advantages:
No general statewide sales tax
Extensive mountains, forests, rivers, lakes, and outdoor recreation
Choice of growing cities, smaller towns, agricultural areas, and rural acreage
Strong regional centers in Billings, Missoula, Bozeman, Helena, Great Falls, and Kalispell
Lower-density living in many parts of the state
Potential trade-offs:
Housing can be expensive in Bozeman, Whitefish, and other high-demand communities
Winter heating and snow-removal costs can be substantial
Wildfire and smoke are serious considerations in many regions
Private wells and water rights require unusually careful due diligence
Radon is elevated in nearly half of tested homes
Rural properties can be far from healthcare and services
Long distances and mountain passes can complicate travel
Whether these are advantages or disadvantages depends on where in Montana you’re moving and what you’re moving from.
Questions to Answer Before Moving to Montana
Before choosing a home and scheduling your move, try to answer these questions:
Which Montana region best fits my work, budget, and lifestyle?
What 2026 property-tax rate applies to the home, and is it enrolled for the Homestead Reduced Rate?
What will heating and snow removal cost?
What wildfire risk affects the property, and what will insurance cost?
What water rights are attached to or used by the property?
Has the private well been tested for bacteria, nitrate, arsenic, and locally relevant contaminants?
What is the septic-system condition?
Has the home been tested for radon?
Who maintains the road and plows snow?
How far is the property from healthcare and everyday services?
Which movers serve my exact origin, Montana destination, and moving needs?
Planning Your Move to Montana
A successful move to Montana starts with choosing the part of the state and property systems that work for your everyday life, not simply finding the lowest-priced home.
In Bozeman, Missoula, Kalispell, and other high-demand markets, compare housing costs with the full cost of ownership. In forested areas, evaluate wildfire risk, insurance, defensible space, and evacuation. On rural property, investigate the legal water right as well as the physical well, review septic records, confirm internet and road maintenance, and calculate winter access.
Check the property’s new 2026 tax classification and Homestead Reduced Rate status, ask for actual heating usage, and test for radon. Handle your Montana driver’s-license transfer and vehicle title/registration within 60 days.
When it’s time to move, compare companies that serve your exact route and moving needs, verify Montana PSC authority for intrastate moves or federal authority for interstate moves, make sure every estimate uses the same inventory and services, and discuss mountain, rural, snow, or private-road access before moving day.
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