Kalispell Market Report: Land – May 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 May 2023. Interestingly, the number of monthly sales and active listings remained flat. Land parcels under contract decreased. The bottom line is that the residential land market remains a buyers market.



As of early June 2023, there were 158 residential land parcels for sale in Kalispell which is the same as April's inventory.

Five or more acres

Of the land currently for sale only 24% of the listings include five or more acres. This percentage remains about the same as last month's report.

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. Kalispell Market Report: Land – May 2023 pie chart of listings by acreage size

The currently active properties over five acres range in price from $165K to $4.9M with an average price of $930K.

The lowest priced listing has 5.56 acres of land with no covenants or HOA and electric to be on property by closing. The highest priced parcel is back on the market. It is 795 acres with multiple building sites, a road system, and views.

Below five acres

In terms of the listings below five acres, many are located in developments. These parcels currently range in size from .07 of an acre to 4.93 acres and in price from $105K to $550K with an average price of ~$247K. 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. Kalispell Market Report: Land – May 2023 table with sold price/acre by # acres

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 five months 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 yet this year, the 2022 annual average was used for that category.
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 May 2023, 14 land parcels sold which was exactly the same as last month and last year. There are currently 31 land sales under contract which is less than last month. The land market remains softer than the same time last year.


Kalispell Market Report: Land – May 2023 bar chart of # of residential land sales by month
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 May 2023, land took seven months to sell which is slightly longer than last month's results.


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 May 2023, $2.4M of land was sold, 59% less than last May and 10% less than last month. Land parcels currently under contract have a list price value of close to $7.3M. Next month's results may be better to this month's, depending on which of the contracted sales close. So many factors go into the $ value of land sold that this is more of an informational fact than a predictive one.   Kalispell Market Report: Land – May 2023 bar chart of $ value sold by month  

In terms of the lowest and highest prices for a land parcel sold, the lowest priced parcel in May was .22 of an acre in Nesten Acres. That was listed at $121,900. At the other end of the price range was a five acre parcel in the Sky Ranch community. This was listed at $325,000.



The land market has slowed significantly since last year and remains a buyers market. 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 posted at thehousekat.com.

Comments (13)

Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Good morning, Kat... a great report on land sales in Kalispell (as always). You do a great job explaining why each parcel is unique and has to be priced on its own merits. I've found that some land buyers don't fully understand this.

Jun 06, 2023 04:43 AM
Kat Palmiotti

Nina Hollander, Broker - neither do some sellers!

Jun 06, 2023 05:42 AM
Nina Hollander, Broker

Kat Palmiotti ha-ha, Kat... a good point. As I don't represent land sellers (have done it exactly once in my 31 years on real estate), my mind didn't immediately go there.

Jun 06, 2023 05:44 AM
Brian England
Ambrose Realty Management LLC - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

The Land Kat is definitely the one to call for all of your real estate needs in Kalispell, get your own parcel of land now!

Jun 06, 2023 05:52 AM
Kat Palmiotti

Thank you Brian England !!!

Jun 06, 2023 06:37 AM
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, I like the way you describe  the diverse and individual nature of land in Kalispell, which makes each property a distinctive opportunity with its own set of considerations and possibilities!

Jun 06, 2023 06:41 AM
Kat Palmiotti

Thank you Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400 !

Jun 06, 2023 09:31 AM
Ed (Edward) Silva, 203-206-0754
Mapleridge Realty, CT 203-206-0754 - Waterbury, CT
Central CT Real Estate Broker Serving all equally

The price of the land isn't the big issue, it's the cost and availability of the materials to build a home that is the bigger problem.

Jun 06, 2023 06:44 AM
Kat Palmiotti

Ed Silva - both are an issue here. Price can definitely be a deterrent - we've been found.

Jun 06, 2023 09:30 AM
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Kat, great job with this recent land market report for Kalispell.   You are so right, each parcel is priced on many factors.

Jun 06, 2023 07:01 AM
Kat Palmiotti

Thank you Joan Cox !

Jun 06, 2023 09:30 AM
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Hello Kat and thank you for sharing your information in your blog about your market.  Make it a great day!

Jun 06, 2023 07:14 AM
Kat Palmiotti

I hope you have a great day as well Will Hamm !

Jun 06, 2023 09:30 AM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good morning Kat,

You have really immersed yourself in the Kalispell land and residential sales. Land sales are in a category all by themselves and I would not try and pretend I knew the ins and outs. You have jumped in your market with both feet and really know your market and what is going on. Land sales do appear flat and there are lots of choices so buyers if you want to find some land with less competition then, et your boots on and reach out to Kat Palmiotti ..she will find you the right piece of land!

Jun 06, 2023 09:27 AM
Kat Palmiotti

Thank you so much for your kind comment Dorie Dillard Austin TX !

Jun 06, 2023 09:30 AM
Carol Williams
Although I'm retired, I love sharing my knowledge and learning from other real estate industry professionals. - Wenatchee, WA
Retired Agent / Broker / Prop. Mgr, Wenatchee, WA

Hi Kat,
The diversity of options for land in the Kalispell area seems to mean there is something for everyone. You definitely have a pulse of that market sector.

Jun 06, 2023 09:44 AM
Kat Palmiotti

Thank you Carol Williams !

Jun 06, 2023 10:11 AM
Sheri Sperry - MCNE®
Coldwell Banker Realty - Sedona, AZ
(928) 274-7355 ~ YOUR Solutions REALTOR®

Hi Kat,

I understand land to a certain extent.  I do sell land, so I know it takes someone like you, who has much experience and skill in this area, to help a client.  I would feel extremely comfortable with you as my REALTOR® buying land in Kalispell

Jun 06, 2023 07:30 PM
Kat Palmiotti

Thank you very much Sheri Sperry - MCNE® !

Jun 07, 2023 04:34 AM
Kathy Streib
Cypress, TX
Home Stager/Redesign

Hi Kat- I'd never given much thought to land sales. However I've learned a lot from you and your posts!!!!

Jun 06, 2023 07:37 PM
Kat Palmiotti

Thank you Kathy Streib - I've been learning a lot also!

Jun 07, 2023 04:35 AM
Roy Kelley
Retired - Gaithersburg, MD

Thank you very much, Kat, for sharing your local real estate reports.

Jun 07, 2023 11:15 AM
Kat Palmiotti

Thank you Roy!

Jun 08, 2023 06:07 AM
Wanda Kubat-Nerdin - Wanda Can!
Red Rock Real Estate (435) 632-9374 - St. George, UT
St. George Utah Area Residential Sales Agent

The Kalispell Market is looking very good, Kat. Average sales price is also impressive!

Jun 07, 2023 05:53 PM
Kat Palmiotti

Thank you for stopping by and commenting Wanda Kubat-Nerdin - Wanda Can! !

Jun 08, 2023 06:07 AM
Debe Maxwell, CRS
Savvy + Company (704) 491-3310 - Charlotte, NC

I'm with Sheri Sperry - MCNE®! Land is something that I do sell but, not all agents or sellers know what all that sale entails. Anyone buying or selling land in Kalispell should always call YOU!

As always, fabulous market report - yours are just so detailed and interesting, Kat.

Jul 05, 2023 07:50 AM
Kat Palmiotti

Thank you!

Jul 05, 2023 07:59 AM