Western Montana’s $2 Million-Plus Listings and Summer Sales

Study 10 · MT Lux Market Research

Research question: How prominent are homes priced at least $2 million in the supplied active inventory and summer completed-sale records?

Whitefish has the largest share among the three supplied export geographies: 72 of 220 active records ask at least $2 million, and 28 of 128 summer closed records have Close Price at or above that point. These are two descriptive populations, not a record of how today's listings have performed.

A fixed price point, different local mixes

Missoula County · Active6.1%6.1%

Missoula County · Closed0.6%0.6%

Ravalli County · Active12.5%12.5%

Ravalli County · Closed2.5%2.5%

Whitefish · Active32.7%32.7%

Whitefish · Closed21.9%21.9%

All bars use the same 0%–100% scale. Active is a snapshot; closed is a separate three-month transaction population.

Combined, 154 of 1,159 active records are at least $2 million, or 13.3%. Separately, 36 of 796 closed records meet the threshold, or 4.5%. The combined result pools two county exports with a city-labeled export; it is not a population-weighted regional or statewide estimate.

Missoula County has only three qualifying closed records and Ravalli County five. Those counts and shares describe the supplied files, but their small size makes them weak foundations for generalizing about an individual high-priced property's prospects.

What the active $2 million-plus groups contain

The acreage context differs substantially: the active Ravalli County group has a 32.70-acre positive-acreage median, compared with 1.13 acres in Whitefish. House size also differs. A shared price threshold does not make these properties interchangeable or establish a land-value premium.

Property type matters as well. Of the active Whitefish single-family records, 59 of 111, or 53.2%, ask at least $2 million. Of the active Whitefish condominium records, nine of 87, or 10.3%, meet the same threshold. Each percentage uses its own subtype denominator.

What the comparison can support

Buyers: use the local price mix to frame a current search, then compare homes that fit the intended location, land, layout and features. A high share of expensive listings does not tell you which seller will negotiate.

Sellers: select relevant current competition and completed sales for the property. The asking-to-sale price study and active listing backlog study answer different questions that may inform that discussion.

Calculating months of supply or the likelihood that an active listing will sell would require a defined market, aligned inventory and transaction periods, and additional assumptions or listing-history data. This study does not make those calculations.

Methodology and limits

1. Use six supplied MLS exports. Active is the September 25, 2026 snapshot. Closed includes Close Dates from June 1 through August 31 inclusive.
2. Require a finite positive applicable price. Use List Price for active records and Close Price for closed records. All 1,955 supplied records qualify for their price-share denominator.
3. Count prices at least $2,000,000, including exactly $2,000,000, then divide by eligible records in the same geography, status and, where applicable, exact exported subtype.
4. Calculate profile medians within the qualifying $2 million-plus group. Living Area and Lot Size Acres each require positive finite values and their own valid denominator. Publish a median only when at least 20 values qualify for that metric.
5. Counts and shares remain visible with their denominators, including small cells. This fixed threshold is not a universal definition of luxury; it does not establish supply conditions, a trend, appreciation or sale probability.
6. County and city export labels are retained. Full-market coverage and MLS search filters have not been independently established.

Suggested citation: MT Lux Real Estate. Western Montana’s $2 Million-Plus Listings and Summer Sales. September 26, 2026. Download the methods and source fingerprints, or read the buyer and seller guide.

For a current property comparison in Missoula, the Bitterroot Valley or Whitefish, contact Ashley Inglis or call (406) 880-5985.