Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Whitefish Land in Gated Community Title is generated by Realmo AI

    2265 Mountain Home Road, Whitefish, MT 59937

    View on Map
    Claim this Listing
    For Sale
    $4,500,000

    LAND - Whitefish, MT

    Lot size:
    22.58 Acres
    Added:
    Mar 2, 2026
    Days on Market:
    70
    Last Refresh:
    May 11 at 1:06 am

    Property Features for 2265 Mountain Home Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    07429122401100000
    Lot size
    22.58 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    S22, T31 N, R23 W, C.O.S. 16496-8, ACRES 22.58, TR
    Tax Annual Amount
    48

    Utilities

    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Sean D Averill
    Sean D Averill

    Listing agent Sean D Averill License #RRE-RBS-LIC-11915

    Listing office PureWest Real Estate - Whitefish 401 Baker Ave, Kalispell, MT

    Listing date Mar 2, 2026

    MLS# 30066144 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.

    HighLights

    • Exclusive gated community on a sprawling 20‑acre ranch lot.
    • Nestled within 1,400 acres surrounded by National Forest.
    • Access to Sporting Club with concierge service and extensive amenities.
    • Lakeside clubhouse offers fishing, kayaking, paddle‑boarding, and a water trampoline on Little Bootjack Lake.
    • Enjoy equestrian facilities and trails for horseback riding.
    • State‑of‑the‑art shooting & archery range and private saloon.

    Overview

    This 22.58-acre ranch lot is located within the exclusive, gated community of The Homestead, situated 13 miles north of Whitefish. The property is surrounded by National Forest and accessed via a paved road. The Homestead encompasses over 1,400 acres. Membership in the Sporting Club provides access to amenities including a personal concierge, a Mercantile, and a lakeside clubhouse on Little Bootjack Lake, offering fishing, kayaking, paddle-boarding, and a water trampoline. Recreational facilities include equestrian amenities and trails, hiking and biking paths, a 7-hole short course, and a shooting and archery range, as well as a private saloon. A new family clubhouse is planned. The property is located in Flathead County, with a Whitefish postal address.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Whitefish
    County
    Flathead
    State
    Montana
    Longitude
    -114.583
    Latitude
    48.5029

    Nearby Similar for Sale

    • $998,000

      Mixed-Use Office Space, Whitefish

      Mixed-use office space in downtown Whitefish on Central Avenue.
      317 Central Avenue, Whitefish, MT 59937
      View Details
    • $890,000

      Whitefish Multifamily Opportunity

      Versatile property near Whitefish with two homes and acreage.
      1785 Hodgson Road, Whitefish, MT 59937
      View Details
    • $525,000

      Residential Land in Tamarack Ridge

      Homesite with mountain views, close to recreation and amenities.
      308 Haugen Heights, Whitefish, MT 59937
      View Details
    • $945,000

      Whitefish Land in Iron Horse

      2.51-acre lot in Iron Horse community, ready to build.
      107 Kinnikinnik Circle, Whitefish, MT 59937
      View Details
    • $13,500,000

      Iconic Whitefish Commercial Landmark

      Prime commercial property with diverse revenue streams in Whitefish, Montana.
      130 Central Avenue unit: A, Whitefish, MT 59937
      View Details
    • $795,000

      Whitefish Commercial Land Opportunity

      0.66 acre commercial land for sale in Whitefish, Montana.
      6335 Us Hwy 93 S, Whitefish, MT 59937
      View Details
    • $2,249,000

      Highway Frontage Development Opportunity

      5.76 acres with high visibility and income potential.
      5710 US Hwy 93 S, Whitefish, MT 59937
      View Details
    • $2,249,000

      Highway Frontage Development Opportunity

      5.76 acres with high visibility and income potential.
      5710 US Hwy 93 S, Whitefish, MT 59937
      View Details
    • $800,000

      Commercial Land in Whitefish, MT

      Rare commercial lots near downtown Whitefish with Highway 93 access.
      6335 Us Highway 93 S, Whitefish, MT 59937
      View Details
    • $950,000

      Whitefish Commercial Land Opportunity

      1.15 acre commercial land parcel in Whitefish, Montana.
      6335 Us Highway 93 S, Whitefish, MT 59937
      View Details
    • $2,200,000

      Four-Unit Condo Building in Whitefish

      Rare opportunity to own a multi-family building in Montana.
      146 Iowa Avenue, Whitefish, MT 59937
      View Details
    • $650,000

      Whitefish Commercial Land For Sale

      0.54 acre commercial lot in Whitefish, Montana.
      6335 Us Highway 93 S, Whitefish, MT 59937
      View Details

    FAQs

    What type of property is this?
    Ranch - 22+ acre ranch lot in exclusive gated community.
    Where is this ranch located?
    The property is located at 2265 Mountain Home Road Whitefish, MT.
    What is the asking price?
    The asking price for this property is $4,500,000.
    What are key features of this property?
    This property features: Exclusive gated community on a sprawling 20‑acre ranch lot.; Nestled within 1,400 acres surrounded by National Forest.; Access to Sporting Club with concierge service and extensive amenities.
    (406) 862-4900
    We can help!
    Listing Contact
    Sean D Averill
    Sean D Averill
    Real Estate License ID: RRE-RBS-LIC-11915
    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

    Thank You for Inquiry
    2265 Mountain Home Road, Whitefish, MT 59937
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!