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    39784 US Hwy 93 Polson, MT 59860

    View on Map
    For Sale
    $2,000,000

    LAND - Polson, MT

    Lot size:
    52.14 Acres
    Added:
    Mar 9, 2026
    Days on Market:
    25
    Last Refresh:
    Apr 2 at 7:06 am

    Property Features for 39784 US Hwy 93

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    15346726401070000
    Lot size
    52.14 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxDescription
    See Legal Description in Documents; three parcels
    TaxAnnualAmount
    1352

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Water source
    Well

    Building Details

    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Angie Killian
    Angie Killian

    Listing agent Angie Killian License #RRE-RBS-LIC-38318

    Listing office Berkshire Hathaway HomeServices - Bigfork 425 Grand Dr. Ste B, Bigfork, MT

    Listing date Mar 9, 2026

    MLS# 30066418 Listing URL

    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

    Equestrian and Orchard Paradise

    This 52+ acre property, divided into two parcels, is located near Polson and offers views of Flathead Lake and the surrounding mountains. The land includes a cherry orchard with over 350 cherry trees (Lambert & Van varieties), two dozen apple trees (Red Delicious, Macintosh, and Wealthy), and an apricot tree, all irrigated by lake water. Two lake pumps provide irrigation with water right Statements of Claim dating back to 1954 (100 GPM) and 1971 (85 GPM). A newer private well supplies water to the barn and a future home, with a ground water certificate for 23 GPM dated back to 2004 that is currently in a suspended status. The property features a large barn with four stalls, horse corrals, and white fencing. The barn includes a restroom, an office, a tack room, and a tool/chemicals room. A large refrigerated storage unit is located in the barn for harvested cherries, along with two showers and one laundry/refrigerator area. The property is suited for a private estate, equestrian facility, or agricultural venture. Recreational opportunities include nearby Flathead Lake public beach access, located 1000' to the east. The property is located 10 minutes from Polson via US Hwy 93. Kalispell is an hour away, and Missoula is 90 minutes away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Clothing & Fashion Store Bakery Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Polson
    County
    Lake
    State
    Montana
    Longitude
    -114.2470082
    Latitude
    47.8100562

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    FAQs

    What type of property is this?
    Horse & equestrian property - 52+ acre equestrian and orchard paradise near Flathead Lake.
    Where is this horse & equestrian property located?
    The property is located at 39784 US Hwy 93 Polson, MT.
    What is the asking price?
    The asking price for this property is $2,000,000.
    What are key features of this property?
    This property features: Breathtaking Flathead Lake and mountain views from a 52+ acre property.; Established cherry orchard with **350+ trees**, plus apple and apricot trees, irrigated by lake water with water rights.; Magnificent barn with **4 stalls**, horse corrals, and elegant white fencing, ideal for equestrian use.
    (406) 249-7617
    We can help!
    Listing Contact
    Angie Killian
    Angie Killian
    Real Estate License ID: RRE-RBS-LIC-38318
    Learn More
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    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
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