Kalispell Market Report: Land – July 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 July 2023. The number of monthly sales and active listings increased while land parcels under contract decreased. Unlike the residential housing market, the residential land market remains a buyers market.  



As of early August 2023, there were 148 residential land parcels for sale in Kalispell which is nine more than July's inventory.

Five or more acres

Of the land currently for sale 40% of the listings include five or more acres. This percentage is slightly higher than 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.

The currently active properties over five acres range in price from $225K to $4.9M with an average price of $760K.

The lowest priced listing is 10.4 acres with steep slopes, no zoning or covenants. The property already has a completed perc test. The highest priced parcel is the same as last month. 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 .09 of an acre to 4.75 acres and in price from $130 to $550K with an average price of ~$238K. 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 last seven months of land sales in Kalispell, you can see that as you purchase more land, the average price per acre decreases.

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 July 2023, 14 land parcels sold which was 27% more than last month and 75% more than July of 2022. While that sounds like a big jump, year-to-date sales in 2023 are 27% lower than in 2022. Further there are currently 22 land sales under contract which is less than last month. The land market remains softer than the same time last year.


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. Year-to-date 2023, land took 6.7 months to sell which shows an increase over the last few years.


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 July 2023, $2.9M of land was sold, 64% less than last July and 12% less than than last month. Land parcels currently under contract have a list price value of close to $4.8M. Next month's results may be lower than this month 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.


In terms of the lowest and highest prices for a land parcel sold, the lowest priced parcel in July was .07 of an acre in town close to the Rails to Trails system. That was listed at $105K. At the other end of the price range was a 5.3 acre parcel in the valley with views. This was listed at $425,000.


The land market has slowed significantly in the 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 (17)

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, Buyers will be excited to note that there were more new listings of land parcels in Kalispell than the previous month!

Aug 07, 2023 05:57 AM
Kat Palmiotti

Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400 - yes indeed!

Aug 07, 2023 06:34 AM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good morning Kat,

Always good to see more inventory available for buyers. Looks like its the right time for buyers purchasing land in Kalispell, with lower competition and significant choices.

Aug 07, 2023 06:11 AM
Kat Palmiotti

Dorie Dillard Austin TX - So true! Now is the time to get out there and purchase some Montana land!

Aug 07, 2023 06:34 AM
Jeffrey DiMuria 321.223.6253 Waves Realty
Waves Realty - Melbourne, FL
Florida Space Coast Homes

Land is really not at all like a house. The house must fit certain criteria...land is all about a feeling when you step on it. Once you find that special place, the wind never blows quite so cold again.

Aug 07, 2023 06:29 AM
Kat Palmiotti

So true Jeffrey DiMuria 321.223.6253 Waves Realty - and you know when you've found the right one!

Aug 07, 2023 06:33 AM
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Good morning, Kat... those sales popped right up in July... hopefully you see the same in August... but it does look like prices are keeping up.

Aug 07, 2023 06:55 AM
Kat Palmiotti

Thanks Nina Hollander, Broker - sales did pop up, but they're still relatively low!

Aug 07, 2023 08:01 AM
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Hello Kat and you have great information on land in your area.  You sure are figuring it out about land and you are the Realtor to call.


Aug 07, 2023 08:26 AM
Kat Palmiotti

Thank you Will Hamm 

Aug 07, 2023 11:39 AM
Bob "RealMan" Timm
Ward County Notary Services - Minot, ND
Owner of Ward Co Notary Services retired RE Broker

Thank you for the comprehensive report Kat Palmiotti . I would love to move out that way but I don't plan on moving until I know where my daughter settles down to.

Aug 07, 2023 09:07 AM
Kat Palmiotti

Bob "RealMan" Timm - That makes total sense!

Aug 07, 2023 11:39 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,
You do such an amazing job with your land market reports. I can tell you one thing. If I was looking for land in the Kalispell area, YOU would be the one I'd contact.

Aug 07, 2023 09:15 AM
Kat Palmiotti

Thank you Carol Williams !!

Aug 07, 2023 11:39 AM
Nick Vandekar, 610-203-4543
Long & Foster Real Estate Inc 610-225-7400 - Devon, PA
Selling the Main Line & Chester County

Very interesting, land is unique, each piece sits in its own location, and therefore the price can vary dramatically.

Aug 07, 2023 01:40 PM
Kat Palmiotti

So true Nick Vandekar, 610-203-4543 !

Aug 07, 2023 02:34 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, thanks for sharing the land market update for Kalispell, and YOU are the one to call when someone wants to sell.

Aug 07, 2023 02:33 PM
Kat Palmiotti

Thank you Joan Cox ! Have a great evening!

Aug 07, 2023 02:34 PM
Sheri Sperry - MCNE®
Coldwell Banker Realty - Sedona, AZ
(928) 274-7355 ~ YOUR Solutions REALTOR®

Land is another area you excell in and your clients know it.  They can count on you to understand all the nuance of land purchases.  They are lucky to have you in their corner.

Aug 07, 2023 04:43 PM
Kat Palmiotti

Thank you Sheri Sperry - MCNE® !

Aug 07, 2023 06:09 PM
Brian England
Ambrose Realty Management LLC - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

It seems that there is a lot of beautiful land to purchase in Kalispell and if anyone is looking for some, they should definitely get in touch with the Land Kat Palmiotti 

Aug 08, 2023 06:48 AM
Kat Palmiotti

Thank you Brian England !

Aug 08, 2023 07:24 AM
Patricia Feager, MBA, CRS, GRI,MRP
Selling Homes Changing Lives

Kat Palmiotti - selling parcels of land is a niche that isn't for everyone. In my humble opinion, only the most patiently and logicaly minded individuals who can break it all down, as thoroughly as you can, for others to read and understand are the most successful. 

I admire you and all your talent. 

Aug 10, 2023 08:11 AM
Kat Palmiotti

Thank you very much for your kind words Patricia Feager, MBA, CRS, GRI,MRP 

Aug 10, 2023 08:31 AM
Wanda Kubat-Nerdin - Wanda Can!
Red Rock Real Estate (435) 632-9374 - St. George, UT
St. George Utah Area Residential Sales Agent

Rising inventory means more choices for those coming into the Kalispell area. Your market report is very helpful for both buyers and sellers though!

Aug 10, 2023 09:38 AM
Kat Palmiotti

Thank you Wanda Kubat-Nerdin - Wanda Can! !

Aug 10, 2023 01:18 PM
Endre Barath, Jr.
Berkshire Hathaway HomeServices California Properties - Beverly Hills, CA
Realtor - Los Angeles Home Sales 310.486.1002

Kat Palmiotti  always enjoy your land Market report and keep telling myself I need to do them too:) Endre

Aug 13, 2023 09:20 PM
Kat Palmiotti

Thank you Endre Barath, Jr. !

Aug 14, 2023 05:22 AM
Andrew Mooers | 207.532.6573
Northern Maine Real Estate-Aroostook County Broker

Thank you for sharing the temperature of your local real estate market. You know best the area you list, sell in for sure Kat Palmiotti !

Aug 15, 2023 04:38 AM
Kat Palmiotti

Thank you Andrew Mooers | 207.532.6573 !

Aug 15, 2023 04:52 AM
Roy Kelley
Retired - Gaithersburg, MD

I hope all is going well for you this week.

Have a great day and an outstanding weekend.

Aug 18, 2023 11:48 AM
Kat Palmiotti

Thank you Roy!

Aug 18, 2023 02:41 PM
Paul S. Henderson, REALTOR®, CRS
Fathom Realty Washington LLC - Tacoma, WA
South Puget Sound Washington Agent/Broker!

I have always wondered how some agents price land listings. It seems they pull a price out of a hat instead of researching the sales and comps and location 🙂

Aug 29, 2023 10:22 PM
Kat Palmiotti

Paul S. Henderson, REALTOR®, CRS - Or sellers who just won't listen to reality.

Aug 30, 2023 05:40 AM