Tract B delivers a rare combination rarely found together: scale, completed City annexation, and secured preliminary plat approval on 44.75 acres in one of Missoula's fastest-growing corridors. The property is home to Icon Apartment Homes at Dougherty Ranch, a fully entitled major subdivision approved by Missoula City Council in August 2023, encompassing 101 platted lots delivering up to 641 rental units across two phases, plus 5.4 acres of dedicated open space. A fully engineered road and utility network is already designed to Stage 2 civil construction plans, meaning the heavy front-end engineering work is done.
The landowner petitioned Missoula City Council for a phasing plan amendment, which has been approved. Filing deadlines now extend to January 2029 for Phase 1 and January 2035 for Phase 2, with all phases required to complete within 20 years of original approval, or by 2043. That timeline gives a new buyer or developer a fresh, extended runway to bring the project to market without restarting entitlements.
The property is zoned U-MU1 (Urban Mixed-Use Low) under Missoula's current Unified Development Code, supporting a blend of residential and neighborhood-serving commercial, civic, and service uses. This creates flexibility for a multifamily-focused program or a broader mixed-use build-out. The underlying zoning basis has been reaffirmed as consistent with the newly adopted Our Missoula 2045 Land Use Plan. A hatched portion of the site falls within an Airport Hazard Overlay carrying a density restriction of four dwelling units per acre and prohibiting uses that attract large groups, per Missoula UDC Section 4.5.02-D; buyer to review supplemental documentation for details.
Located within the Sxwtpqyen neighborhood along the Flynn Lane and West Broadway corridors, the site has direct access to North Reserve Street, Interstate 90, and Missoula Montana Airport. Completed Mullan BUILD infrastructure, thousands of approved and under-construction housing units, and a growing mix of national retailers, service businesses, and industrial users anchor the surrounding corridor. The site is adjacent to the VA Clinic, Summit Beverage, and the planned Sapphire Place and West End Homes developments. Projected population growth to nearly 27,000 residents in the broader Sxwtpqyen area by 2050 positions this corridor among the most compelling development opportunities in the greater Missoula market.
Public water, public sewer, electricity, and natural gas are all available to the site. Within 5 miles, the trade area supports 67,215 residents and 30,608 households at an average household income of $83,531 and average house value of $429,940 — demand fundamentals that directly support the entitled unit count on this parcel.
Kelsey Ward
Coldwell Banker Commercial Drew Ward Warne
