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

    2120 Middle Bear Creek Road Victor, MT 59875

    View on Map
    For Sale
    Under Contract
    $1,250,000

    LAND - Victor, MT

    Property size:
    550 SF
    Lot size:
    56.83 Acres
    Added:
    Apr 21, 2025
    Days on Market:
    350
    Last Refresh:
    Apr 5 at 11:06 am

    Property Features for 2120 Middle Bear Creek Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active Under Contract
    APN
    13156401101330000
    Size
    550 SF
    Lot size
    56.83 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    S01, T07 N, R21 W, ACRES 56.83, IN SW INDEX 36 CS #463423-R PARCEL D1
    Tax Annual Amount
    1112

    Utilities

    Water front features
    Creek, Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Kelly Whitmoyer
    Kelly Whitmoyer

    Listing agent Kelly Whitmoyer License #RRE-BRO-LIC-79719

    Listing office Glacier Sotheby's International Realty Hamilton 127 Main Street Ste 1 & 2, Whtiefish, MT

    Listing date Apr 21, 2025

    MLS# 30046964

    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

    Montana Land with Creek Access

    This property offers a slice of Montana on the west side of the Bitterroot Valley, featuring a mix of forest and meadow. The south fork of Bear Creek runs through the property and is home to mountain trout. The property spans 56.83 acres and includes water rights, two wells, and four septic approvals. A 550 square foot cabin is situated on the edge of the woods, offering views of the Bitterroot and Sapphire mountains. The location is conveniently located on the west side of the valley. The property presents opportunities for a family property or investment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Restaurant Hotel & Motel Electrical Service Pet Store Bed & Breakfast Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Victor
    County
    Ravalli
    State
    Montana
    Longitude
    -114.173818
    Latitude
    46.3880243

    Nearby Similar for Sale

    • $485,000

      Highway Frontage Commercial Land Opportunity

      2.93-acre commercial land with highway frontage and mountain views.
      1789 Us Highway 93 N, Victor, MT 59875
      View Details
    • $335,000

      Scenic Land Near Bear Creek

      10.99 acres of diverse Montana landscape near Victor.
      1065 Bear Creek Trail, Victor, MT 59875
      View Details
    • $1,495,000
      3,848 SF

      Profitable Restaurant & Bar For Sale

      Established restaurant and bar with gaming and liquor licenses included.
      2359 US Highway 93 N, Victor, MT 59875
      View Details
    • $355,000

      Victor, MT Land Opportunity

      6.05-acre parcel for a custom Montana estate.
      Tract V Pleasant View Drive, Victor, MT 59875
      View Details
    • $355,000

      Victor, MT Land Opportunity

      6.05-acre parcel for a Montana estate with panoramic mountain views.
      Tract V Pleasant View Drive, Victor, MT 59875
      View Details
    • $419,900

      Montana Land with Mountain Views

      6.18-acre property with mountain views near Victor, Montana.
      547 Trailhawk Drive, Victor, MT 59875
      View Details
    • $340,000

      Montana Land with Forest Border

      38-acre property in Victor, MT with panoramic views.
      Glen Lake Trailhead Road, Victor, MT 59875
      View Details
    • $395,000

      Montana Land with Bitterroot Views

      25.64 acres with valley views in Victor, Montana.
      Elizabeth Road, Victor, MT 59875
      View Details
    • $419,900

      Victor, MT Land Opportunity

      6.18-acre property with mountain views, well, and septic permit.
      547 Trailhawk Drive, Victor, MT 59875
      View Details
    • $2,950,000

      Montana Land with Mountain Views

      123+ acres in Bitterroot Valley with cabin and water.
      NHN Meridian Road, Victor, MT 59875
      View Details
    • $450,000

      Montana Land with Mountain Views

      20+ acre Montana land parcel with well and views.
      1925 Castle View Drive, Victor, MT 59875
      View Details
    • $450,000

      Montana Land with Mountain Views

      20+ acre build-ready lot with well and mountain views.
      1925 Castle View Drive, Victor, MT 59875
      View Details

    FAQs

    What type of property is this?
    Recreation land - 56+ acres in Bitterroot Valley with water and cabin.
    Where is this recreation land located?
    The property is located at 2120 Middle Bear Creek Road Victor, MT.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: Creek frontage with water rights and trout.; Large acreage on the desirable west side of the Bitterroot Valley.; **Four septic approvals and two wells offer multiple building opportunities.**
    (406) 274-5449
    We can help!
    Listing Contact
    Kelly Whitmoyer
    Kelly Whitmoyer
    Real Estate License ID: RRE-BRO-LIC-79719
    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!