112 N Grove StreetMissoula, MT 59804Listed at: $397,000

A strategically located infill site offering immediate development potential under existing county zoning, with a clear and achievable pathway to higher density through annexation and adoption of the City's modernized zoning standards. This 0.687-acre infill parcel is well-positioned for near-term residential development. Under current county zoning (Residential Medium, 5-11 units per acre), the site supports a conceptual yield of up to 7 single-family residential units, subject to final design and approvals within transition 'grace' period (by approx. early July), allowing developers to select whether their project is reviewed under the old or new code. The primary opportunity to enhance density and overall project returns lies in annexation into the City of Missoula, typically triggered upon connection to public water/sewer located in the street. Upon annexation, the property aligns with the City's 2045 Land Use Plan and Growth Policy, designated Urban Residential Low. Under the City's updated zoning framework, annexation would place the property within U-R1 or U-R2 districts, which no longer impose a strict maximum unit cap. This zoning reform allows for increased density potential, subject to site design, infrastructure capacity, and City approval-creating meaningful upside for developers who can deliver a well-planned, code-compliant residential layout. Situated just west of the core of Missoula, the property is surrounded by ongoing infill residential development in an established urban neighborhood. Direct access to the Milwaukee Bike Trail provides a strong east-west commuter and recreational corridor through the city. Planned trail extensions will connect west to the Clark Fork River, offering future river access and recreational amenities approximately ¼ mile from the site. Convenient access from Reserve Street places the property just minutes from downtown, employment centers, retail, and core city amenities.