Parcel A-1 offers approximately 32.57 acres of development land off Dougherty Drive in Northwest Missoula, positioned within one of the market's growing west-side employment corridors. The scale of the site gives an investor or developer the ability to plan a larger-scale project built around employment, service, light industrial, contractor, work-live, and other compatible uses — combining commercial or light industrial buildings with operational yard space and potential work-live or residential components where permitted.
The property is subject to Missoula's Title 22 Unified Development Code, effective March 4, 2026. Place type zoning is Urban Mixed-Use Low; the Title 22 zoning designation upon annexation should be confirmed with the City of Missoula Planning Department. A majority of the property falls within the Airport Hazard Overlay, an overlay district established under Title 22 to mitigate risks associated with development near the airport runway and address impacts from low-flying aircraft. The overlay operates in addition to the property's underlying development regulations and caps residential density at four dwelling units per acre. The UDC also prohibits several uses within the overlay, including schools, colleges/universities, hospitals, healthcare facilities, daycare and preschool centers, religious assembly, shelters, entertainment and spectator sports, and other uses determined by the Planning Administrator to attract large groups of people.
The overlay does not preclude development — it establishes parameters that should be incorporated into site planning and feasibility. Given its scale and location, Parcel A-1 lends itself to an employment-oriented strategy blending light industrial and service uses, yard space, work-live opportunities, and limited residential development consistent with applicable regulations, rather than a conventional residential program.
The site is conveniently situated near Mullan Road, Reserve Street, and other major west-side transportation routes, providing efficient connectivity throughout Missoula and to regional destinations, with close proximity to established and emerging residential neighborhoods, employment centers, retail services, and commercial amenities. The property is also conveniently positioned near Missoula International Airport, an added locational advantage for businesses, employees, and users with regional transportation needs.
Public water and sewer are available to the site, along with electricity and natural gas; buyer to confirm extension requirements and any associated costs with the applicable utility providers and the City of Missoula. Within 5 miles, the trade area supports 66,356 residents and 30,323 households at an average household income of $82,883 and average house value of $425,342.
Kelsey Ward
Coldwell Banker Commercial Drew Ward Warne
