Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    11315 US Highway 2 E West Glacier, MT 59936

    View on Map
    For Sale
    $4,200,000

    LAND - West Glacier, MT

    Lot size:
    37.46 Acres
    Added:
    Jun 20, 2025
    Days on Market:
    291
    Last Refresh:
    Apr 6 at 7:06 pm

    Property Features for 11315 US Highway 2 E

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    APN
    07429515201010000
    Lot size
    37.46 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    S15, T31 N, R19 W, C.O.S. 22277-A, ACRES 17.46, TR 2 IN NE4NW4 S15, T31 N, R19 W, C.O.S. 22277-B, ACRES 10, TR 2DA IN NE4NW4 S15, T31 N, R19 W, C.O.S. 22277-C, ACRES 10, TR 2D IN NE4NW4
    Tax Annual Amount
    5867

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Water source
    Well

    Building Details

    Additional Structures
    Shed(s)

    We can help!

    Listing Contact
    Jennifer Miller

    Listing agent Jennifer Miller License #RRE-RBS-LIC-90170

    Listing office Engel & Volkers Western Frontier - Kalispell 338 S Main St, Missoula, MT

    Listing date Jun 20, 2025

    MLS# 30052384

    Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    West Glacier Land Opportunity

    This 37.46-acre commercial property is located minutes from the west entrance of Glacier National Park. The property consists of three contiguous parcels with direct exposure to tourist traffic. It is suitable for lodging, an RV resort, retail, dining, adventure services, or a mixed-use destination. A 2-bedroom, 1-bath residence is located on the property. The site borders Flathead National Forest and is minutes from Lake Five and Lake McDonald, with a bike path located nearby. The property has utilities and access infrastructure in place, as well as dual entry points and natural gas. It is positioned for a long-term hold, legacy investment, or commercial build-out.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    West Glacier
    County
    Flathead
    State
    Montana
    Longitude
    -114.0135538
    Latitude
    48.4555625

    Nearby Similar for Sale

    • $3,495,000

      West Glacier Commercial Opportunity

      Highway frontage property near Glacier National Park entrance.
      12135 Hwy 2 E, West Glacier, MT 59936
      View Details
    • $3,495,000

      West Glacier Commercial Opportunity

      Prime commercial property near Glacier National Park's west entrance.
      12135 Us Hwy 2 E, West Glacier, MT 59936
      View Details
    • $450,000

      Lake McDonald Waterfront Land Parcel

      Rare waterfront land parcel in Glacier National Park.
      NHN Lake McDonald Road N, West Glacier, MT 59936
      View Details
    • $4,200,000

      West Glacier Commercial Land Opportunity

      37.46 acres near Glacier National Park with development potential.
      11315 US Highway 2 E, West Glacier, MT 59936
      View Details
    • $4,200,000

      Prime Commercial Land Near Glacier Park

      37.46 acres near Glacier National Park's west entrance.
      11315 US Highway 2 E, West Glacier, MT 59936
      View Details
    • $2,150,000

      Lakefront Acreage in West Glacier

      50 acres with 418 feet of Lake Five frontage.
      NHN Belton Stage, West Glacier, MT 59936
      View Details
    • $9,250,000
      21,265 SF

      West Glacier Investment Opportunity

      Flourishing family business near Glacier National Park's west entrance.
      12555 US Highway 2 E, West Glacier, MT 59936
      View Details
    • $2,150,000

      Lake Five Waterfront Acreage

      50-acre waterfront property on Lake Five near Glacier National Park.
      NHN Belton Stage, West Glacier, MT 59936
      View Details

    FAQs

    What type of property is this?
    Commercial land - 37.46 acres near Glacier National Park entrance.
    Where is this commercial land located?
    The property is located at 11315 US Highway 2 E West Glacier, MT.
    What is the asking price?
    The asking price for this property is $4,200,000.
    What are key features of this property?
    This property features: Prime commercial land (37.46 acres) with high visibility and development potential near Glacier National Park's west entrance.; Direct exposure to major tourist traffic (over 3 million annual visitors to Glacier National Park).; Three contiguous parcels suitable for lodging, RV resort, retail, dining, adventure services, or mixed‑use development.
    (406) 314-7678
    We can help!
    Listing Contact
    Jennifer Miller
    Real Estate License ID: RRE-RBS-LIC-90170
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!