Kalispell Market Report: Land - January 2023

Real Estate Broker/Owner with 406-270-3667, kat@thehousekat.com, Broker/REALTOR® RRE-BRO-LIC-75443

This report covers the residential land market in Kalispell Montana as of the end of January 2023. Similar to last month, sales continue to remain low and available inventory has declined slightly. The residential land market in Kalispell has slowed from the robustness of the last few years. Additionally, unlike the residential home market which is still a slight sellers market, Kalispell land is currently experiencing a buyers market.



As of early February 2023, there were 161 residential land parcels for sale in Kalispell which is slightly less than January's inventory of 166. This is the third drop in monthly inventory in a row.

Five or more acres

Of the land currently for sale only 28% 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 $299K to $2.9M with an average price of $816K.

The lowest priced property includes 5.5 acres of land with tricky access and no HOA or covenants. The highest priced parcel remains the same as last month. It is 20 unzoned acres with creek frontage, well, power, septic, water rights and a partially finished home.

Below five acres

In terms of the listings below five acres, many are located in developments. These parcels currently range in size from .09 of an acre to 4.5 acres and in price from $125K to $1.8M with an average price of ~$262K. 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 $200K and another $500K 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 in Kalispell 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 past month of land sales in Kalispell*, you can see that as you purchase more land, the average price per acre decreases.

*Since there were no sales of 40+ acres or 1-4.9 acres in January, the 2022 annual average was used for these two categories.
Bottom line

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.


In January 2023, only six land parcels sold which was 63% fewer than last year but double last month.  There are currently 38 land sales under contract which is higher than last month. While it is obvious the land market has softened over the last year, perhaps we will start seeing more land sales as we head into Spring.

Length of Time to Sell

Land listings typically take longer to sell than home sales. The average days on market for land in 2021 was 5.1 months which was significantly less than the previous year. In 2022, the average was also 5.1 months. In January 2023, the six parcels took on average 6.2 months to sell.


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.

In January 2023, $1.56M of land was sold, 73% less than last January but slightly higher than last month. Land parcels currently under contract have a list price value of close to $9.9M. So many factors go into the $ value of land sold that this is more of an informational fact than a predictive one.  That being said, I'd be surprised if February didn't have a higher value sold than January.


In terms of the lowest and highest prices for a land parcel sold, the lowest price parcel in January was listed for $125K. It was 0.16 acres in the Aspen Creek development. At the other end of the price range was a 20 acre parcel on a county road with electric near the property. This was listed at $499K. 


The land market has slowed significantly. If you are interested in purchasing land in Kalispell, now is the time to do so with lower competition and significant choices. 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.

Comments (13)

Bill Salvatore - East Valley
Arizona Elite Properties - Chandler, AZ
Realtor - 602-999-0952 / em: golfArizona@cox.net

Great information.  Thanks for sharing and enjoy your week!

Feb 06, 2023 11:38 AM
Kat Palmiotti

Thank you Bill Salvatore - East Valley ~

Feb 06, 2023 02:24 PM
Jeffrey DiMuria 321.223.6253 Waves Realty
Waves Realty - Melbourne, FL
Florida Space Coast Homes

Our inventory has declined here as well. I think the lower interest rates are helping out. 

Feb 06, 2023 11:57 AM
Kat Palmiotti

Jeffrey DiMuria 321.223.6253 Waves Realty - I think the land market has a bunch of things working against it at the moment!

Feb 06, 2023 02:25 PM
Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400
The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803 - Plainview, NY
Long Island Condo and Home Specialists

Kat, Although inventory is low for Kalispell land, at least buyers were able to purchase it in various price ranges!

Feb 06, 2023 12:18 PM
Kat Palmiotti

That's true Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400 !

Feb 06, 2023 02:25 PM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Kat, interesting to read that most land listings in Kalispell are 5 acres or less.   Should check around here and see what we have.

Feb 06, 2023 01:32 PM
Kat Palmiotti

Joan Cox - we have a lot of developments which is where most of those smaller parcels are...

Feb 06, 2023 02:26 PM
Brian England
Arizona Focus Realty - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

So much beautiful land in your area and people should want to work with you to find the right parcel for themselves!

Feb 07, 2023 04:19 AM
Kat Palmiotti

Thank you for your support Brian England !

Feb 07, 2023 04:43 AM
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Good morning, Kat... an excellent, easy to understand report on the state of land sales in Kalispell. If I were looking for land in your area, you'd certainly be the first person I'd call.

Feb 07, 2023 06:31 AM
Nina Hollander, Broker

Kat Palmiotti hi Kat... I could hear you laughing all the way here in Charlotte! Did you hear me crack up at your comment?

Feb 07, 2023 09:34 AM
Kat Palmiotti

Thank you Nina Hollander, Broker - and I am sure you would show up with a flannel shirt and fanny pack. HAHAHAHA

Feb 07, 2023 09:01 AM
Wanda Kubat-Nerdin - Wanda Can!
Red Rock Real Estate (435) 632-9374 - St. George, UT
St. George Utah Area Residential Sales Agent

Interesting that and sales have slowed and the Kalispell Montana market is now to the advantage of land buyers. Love the banter between you and Nina! LOL

Feb 07, 2023 10:42 AM
Kat Palmiotti

Haha, Wanda Kubat-Nerdin - Wanda Can! - Nina has made it perfectly clear she never has and never will wear flannel. I find it so funny!

Feb 07, 2023 10:52 AM
Wanda Kubat-Nerdin - Wanda Can!

Mine is designer flannel and I do appreciate a good fanny pack when traveling, Kat! LOL

Feb 07, 2023 10:57 AM
Sheri Sperry - MCNE®
Coldwell Banker Realty - Sedona, AZ
(928) 274-7355 ~ YOUR Solutions REALTOR®

Hi Kat,

The biggest chunk of land for sale is the under 5 acres parcels.  I don't think people realize what it takes to sell land.  As long as inventory is low, it keeps the market more balanced.  I know it has been a while since you left New York, but you are the go-to person in Kalispell MT.  I would definitely utilize your real estate expertise. 

Feb 08, 2023 07:06 PM
Kat Palmiotti

Sheri Sperry - MCNE® - thank you Sheri! I appreciate your comment!

Feb 09, 2023 04:32 AM
Roy Kelley
Retired - Gaithersburg, MD

Thank you very much, Kat, for sharing this report.

Have a productive week.

Feb 09, 2023 10:00 AM
Kat Palmiotti

Thank you Roy Kelley.

Feb 09, 2023 12:34 PM
Kathy Streib
Cypress, TX
Home Stager/Redesign

Hi Kat- I've learned a lot from your land reports. It cannot be easy selling raw land because as you said each property is unique. 

Feb 09, 2023 07:03 PM
Kat Palmiotti

That actually makes it more interesting Kathy Streib !

Feb 10, 2023 04:44 AM
Roy Kelley
Retired - Gaithersburg, MD

Good Tuesday morning, Kat.

Have a very special day and an outstanding week.


Valentine's Day Dp - Happy Valentines Day Profile Pictures for Whatsapp  Facebook Twitter Hello Instagram

Feb 14, 2023 07:15 AM
Kat Palmiotti

Thank you and the same to you Roy Kelley!

Feb 14, 2023 11:22 AM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Hi Kat Palmiotti,

I felt it was easy to understand your report on the state of land sales in Kalispell. With each property being unique it cannot be easy selling raw land and establishing a price.

Feb 15, 2023 12:46 PM
Kat Palmiotti

Thank you Dorie Dillard Austin TX - it is harder to find good comps!

Feb 15, 2023 12:58 PM
Endre Barath, Jr.
Berkshire Hathaway HomeServices California Properties - Beverly Hills, CA
Realtor - Los Angeles Home Sales 310.486.1002

Kat every time you do a land market report I keep telling myself do one soon and next thing you know..... you are doing another one and I am still talking about doing one, Endre

Feb 25, 2023 10:21 PM
Kat Palmiotti

Endre Barath, Jr. - and you're doing great without one so it's all good! :-)

Feb 26, 2023 04:32 AM