This report covers the residential land market in Kalispell Montana as of the end of August 2021. The land market is still doing well, with sales and total sales prices setting records.
As of early September, there were 88 residential land parcels for sale in the Kalispell area which is slightly less than last month. There are still choices for buyers.
Five or more acres
Of the land currently for sale, approximately half of the listings include five or more acres. I define rural as those properties in the 5+ acre category. Those are most likely to be parcels located on a gravel mountain road, agricultural farming land, or acreage adjacent to National Forest or lumber parcels. They are often not located in a development, but by themselves, and provide privacy and multiple building and usage options.
The currently active properties over five acres range in price from $200K to $22.6M with an average price of ~$1.75M. The listing at the lowest end of the price spectrum is ~20 acres of property southwest of Kalispell. The property could have views with some tree clearing. The highest priced parcel is listed as residential but is marketed for future development. It includes 226 acres of land off Route 93 near the Majestic Valley Arena.
Below five acres
In terms of the listings below five acres, many are located in developments. These parcels currently range in size from .12 of an acre to 4.96 acres and in price from $75K to $1.1M with an average price of ~$263K. Many of these come with monthly or annual HOA fees. They are also often covered by CCRs or Covenants, Conditions and Restrictions which define rules for building and living in that area.
Price per acre can vary dramatically and often doesn't seem to make sense when viewing prices. Why is one 20 acre parcel priced under $100K and another $300K or more? Great question. Following are some pricing rules that seem to be true for land.
The first is, every parcel is unique. With land, you can't say the average price is $/acre, and this is a 20 acre parcel and therefore it should be $/acre times 20 acres. Instead, the specific topography, physical and legal access, utility availability, distance from town, potential usage, views, zoning, covenants and more need to be taken into account in order to come up with a legitimate price point. If you are thinking of selling your property and are told by an agent that the average price for land is a certain amount, and that you can just multiply that by the number of acres you have, call me. That's simply not the way the process works.
The second general rule is that the more land you are selling or buying, in general, the less you should expect to pay per acre. For example, looking at the last eight months of rural land sales in Kalispell, you can see that as you purchase more land, the price per acre has decreased. Price per acre generally drops as you buy or sell more land.
The bottom line with land in Kalispell, Montana is that every piece is unique, with different requirements, rules, views, utility options, amenities and of course prices.
The number of land sales headed back up again after a lackluster July. In August, 38 land parcels sold which was more than double last month and 6% more than last year. I hypothesized last month that perhaps sales were slowing down but that does not appear to have happened. In fact, the number of land listings sold in August appears to be the highest number ever. A review going back as far a 2016 supports that theory.
Length of Time to Sell
Land listings typically take longer to sell than home sales. The average days on market for land in 2020 was 7.3 months. In August 2021, land sales took only 2.9 months. Year to date sales have averaged at 5.6 months. Obviously land is moving a lot quicker than it has in the past. Property that is priced well for its location, services and amenities can sell quickly.
Average or median sales prices are meaningless when discussing land sales. The qualities of one lot over another are so different as to make most comparisons moot. That being said, I am including a view of the total dollar value of all land sold per month to provide some kind of comparison to the previous year.
As can be seen in the chart below, 2020 total land sales equaled $52M which had been more than double the previous year. In August 2021, $10.9M of land was sold, which is 82% more than the same time last year and 160% more than last month. This also appears to be another record!
Also of interest, the 49 land parcels currently under contract have a list price value of nearly $21M. Next month should continue to remain strong.
In terms of the lowest and highest prices for a land parcel sold, the lowest price parcel in August sold for around $80K. It was 1/4 acre of land in a subdivision on the west side of town. At the other end of the price range were 20 acres of land with highway frontage and a potential for zoning changes. This sold for around $1.3M. The bottom line about prices for land - no matter your budget, you can find options in your price range!
Every piece of land is unique, even those in a development. Views can be dramatically different just moving from one acre to another. I love walking land with clients! If you are interested in selling or buying land, and you want to work with a boot-wearing broker who is ready to find the borders, call me at 406-270-3667. I'd be happy to help!
To see previous land-related market reports, click here.
Originally published at thehousekat.com.