Missoula ZIP Listing Conditions: August 2026

Study 15 · Public Data Analysis

Research question: How did asking price, listed-home size, inventory and market time differ among core Missoula ZIP rows in August 2026?

The four unflagged rows describe materially different listing mixes. ZIP 59801 had the lowest median asking price and shortest median market time. ZIP 59804 had the highest median asking price, while ZIP 59803 had the largest median listed-home size and the lowest median asking price per square foot.

The comparable ZIP rows

Total asking price did not rank in the same order as asking price per square foot. ZIP 59804 carried a $999,500 listing median and a 2,824-square-foot median listed size. ZIP 59803 carried a $775,000 listing median and a 2,869-square-foot median listed size, but the lowest median asking price per square foot at $282.

These medians cannot be multiplied or divided to reconstruct a typical property. Median price, median size and median price per square foot can come from different listings within the monthly distribution.

Choice and market time also varied

Active listing counts ranged from 39 in 59804 to 91 in 59808. Median days on market ranged from 44 in 59801 to 79 in 59808. The pending ratio was highest in 59803 at 0.44, but it is only pending listings divided by active listings. It is not a sell-through rate, months of supply or a forecast.

Price-reduced share ranged from 12.8% in 59801 to 25.6% in 59803. That measure identifies listings with a reduction during the month. It does not reveal the size of the reduction, the final sale price or a seller's motivation.

Why 59802 is not ranked

The downloadable August row for 59802 carries Realtor.com's quality_flag=1. Consistent with the publication rule used elsewhere in the MT Lux research library, the row is retained in the audit download but excluded from comparative calculations, rankings and conclusions. A flagged provider row should be checked against current MLS evidence before use.

How buyers and sellers can use this

For a buyer, the table can help organize questions about current choice, listed-home size and how quickly comparable inventory has been moving. For a seller, it can frame the current alternative set. Neither use supports applying a ZIP median to an address.

The next step is a current comparison of genuinely similar homes. Match location, property type, size, lot, condition, age, improvements, listing history and completed-sale evidence. ZIP boundaries cross neighborhoods and do not establish value, suitability or future results.

Methodology and limits

1. Download Realtor.com's ZIP historical monthly inventory CSV on September 29, 2026.
2. Select August 2026 rows for 59801, 59802, 59803, 59804 and 59808.
3. Retain the provider's definitions for median listing price, median listing price per square foot, median listed square feet, active listings, median days on market, price-reduced share and pending ratio.
4. Exclude 59802 from comparisons because its provider quality flag is 1. Verify the four published rows have quality_flag=0.
5. Do not relabel asking prices as sold prices, combine separate medians into a synthetic home, or relabel pending ratio as months of supply.

This is a one-month public listing snapshot. It does not establish complete MLS coverage, a trend, neighborhood boundaries, property condition, concessions, financing terms or a likely result for a specific home.

Suggested citation: MT Lux Real Estate. Missoula ZIP Listing Conditions: August 2026. September 29, 2026. Download the methods and source fingerprint, or read the companion guide.