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

    Florence, MT 59833

    View on Map
    Sponsored
    For Sale
    $1,500,000

    LAND - Florence, MT

    Lot size:
    71.54 Acres
    Days on Market:
    122
    Last Refresh:
    Mar 28 at 4:06 pm

    Property Features for

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    APN
    04197527201010000
    Lot size
    71.54 Acres

    We can help!

    Listing Contact
    Cindi Hayne

    Glacier Sotheby's International Realty

    Listing agent Cindi Hayne License #RRE-BRO-LIC-10649

    Listing date Nov 26, 2025

    MLS# 30058533 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.

    Learn more

    Property Insight Report

    Overview

    Farmland in Montana's Bitterroot Valley

    South Pastures at Lolo Ranch encompasses 71.535 acres of gently contoured and irrigated farmland, capturing the essence of Montana's Bitterroot Valley. The property is adjacent to King Pastures. The location offers both privacy and possibility, making it suitable for those seeking space and connection to the land. The fields are well-managed with steady hay yields and reliable irrigation infrastructure, making it ready for continued agricultural use or transformation into a heritage homestead, countryside retreat, or working estate. Access is straightforward and convenient, while the property retains a peaceful separation from nearby activity. South Pastures presents an opportunity for thoughtful, low-density development that preserves the agricultural heritage of the valley. Utilities are nearby, supporting future infrastructure. As part of the Lolo Ranch master plan, South Pastures plays an important role in sustaining the community's long-range vision, where open fields, native wildlife, and carefully placed homesteads coexist.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Florence
    County
    Ravalli
    State
    Montana
    Longitude
    -114.0966687
    Latitude
    46.68554429

    Nearby Similar for Sale

    • $310,000
      2,340 SF

      Shop Space in Bitterroot Valley

      Functional shop space suitable for various business operations and storage.
      Nhn Klements Ln, Florence, MT 59833
      View Details
    • $3,100,000
      20.10 Acres

      Modern Farmhouse on 20 Acres

      Custom home with guest house, shop, and mountain views.
      5608 Trinity Way, Florence, MT 59833
      View Details
    • Contact for pricing
      7,056 SF

      Equestrian Property with Indoor Arena

      10.01-acre equestrian property featuring indoor and outdoor arenas.
      5228 Gardner Ln, Florence, MT 59833
      View Details
    • $895,000
      7,056 SF

      Exceptional Equestrian Estate in Florence, MT

      10-Acre Horse Property w/ Arenas & Barn
      5228 Gardner Ln, Florence, MT 59833
      View Details
    • $1,250,000
      4,288 SF

      Prime Florence Office Building

      Multi-tenant, 4,288 sq ft, 1-acre lot
      289 Rodeo Dr, Florence, MT 59833
      View Details
    • $1,700,000
      6,789 SF

      Florence Landmark Business Opportunity

      Highway 93 Bar & Casino with Residence
      5465 Us Highway 93, Florence, MT 59833
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 71.535 acres of irrigated farmland in Florence, Montana.
    Where is this agricultural land / farmland located?
    The property is located at Florence, MT.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: - 71.535+\/- acres of irrigated farmland in Montana's Bitterroot Valley.; - Ideal for agriculture, homestead, retreat, or estate development.; - Reliable irrigation infrastructure and steady hay yields.
    (406) 240-6497
    Request Owner's contact information
    Florence, MT 59833
    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.
    Florence, MT 59833
    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
    Florence, MT 59833
    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

    We can help!
    Listing Contact
    Cindi Hayne
    Real Estate License ID: RRE-BRO-LIC-10649
    Learn More
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!