How Missoula Listing Conditions Varied by ZIP in August 2026

Missoula's August 2026 listing picture changed depending on which ZIP row was under review. Among four unflagged Realtor.com rows, median asking prices ranged from $532,450 to $999,500, while median market time ranged from 44 to 79 days.

By Ashley Inglis · MT Lux Real Estate · September 29, 2026

The full Missoula ZIP listing-conditions study keeps asking price, listed-home size, inventory and market time together and excludes the provider-flagged 59802 row from comparisons.

Price and size did not move in lockstep

ZIP 59804 had the highest median asking price at $999,500. ZIP 59803 had the largest median listed-home size at 2,869 square feet, but its median asking price per square foot was the lowest of the four at $282.

That distinction matters. A higher total asking price can reflect a larger listing mix, while a higher asking price per square foot can reflect a smaller or different mix of homes. The three medians may come from different listings and should not be combined into a made-up typical property.

Inventory and market time tell a separate story

ZIP 59808 had the largest active count at 91 and the longest median market time at 79 days. ZIP 59801 had 72 active listings and the shortest median at 44 days. Those are broad monthly listing measures, not promises about how quickly a particular home will sell.

The price-reduced share was highest in 59803 at 25.6%. That does not establish the final discount or seller motivation. It only identifies the share of listings with a recorded reduction during the month.

Why the 59802 row is excluded

Realt.com's historical file marked 59802 with quality_flag=1. The row remains visible in the downloadable audit file, but the study does not use it for rankings or conclusions. Current MLS records and matched comparable sales should resolve any property-specific question.

For buyers: turn ZIP differences into better questions

Use the table to ask where current choice is concentrated, whether the homes listed in one ZIP are materially larger, and how long genuinely comparable options have remained available. Then verify the exact listing history, condition, location and completed-sale evidence.

For sellers: compare the home with real alternatives

A ZIP median cannot set a list price. Identify the homes a buyer would realistically compare with the property and review current competition, relevant completed sales, condition, presentation and terms. Refresh the evidence because this study describes August 2026 only.

Questions about the ZIP data

Why is ZIP 59802 excluded from the comparison?

Realtor.com assigned its August 2026 row quality_flag=1, which marks values outside the provider's typical range for review. The row remains in the downloadable audit file but is not used for rankings or conclusions.

Are these sold-home prices?

No. Median listing price and listing price per square foot describe active asking inventory in Realtor.com's monthly file. They are not completed-sale prices, appraisals or value estimates.

Can median price be divided by median square feet?

No. Each median can come from a different listing in the distribution. The measures describe the listing mix and should not be combined into a synthetic typical home.

Does pending ratio equal months of supply?

No. Pending ratio is pending listing count divided by active listing count. Months of supply requires a sales-rate denominator.

Can a ZIP median price a specific home?

No. ZIP codes contain varied neighborhoods, property types, lots, conditions and price tiers. A property decision requires current, matched listing and completed-sale evidence.

Request a current Missoula comparison

For an address-specific buyer or seller analysis, contact Ashley Inglis at MT Lux Real Estate with the property or search criteria.

Source: Realtor.com Economic Research ZIP historical monthly inventory file, downloaded September 29, 2026. See the full report for definitions, the excluded row and limitations.