29 Approved Acreage Lots, 126 Entitled Acres in Florence, MT
Shovel Ready 29 Approved Lots - 126 acres, 43% IRR
Marketing description
White Cloud Ridge is a 29-lot residential subdivision near Florence, Montana, in the heart of the Bitterroot Valley — approximately 25 miles south of Missoula. After a three-year entitlement process, the project holds a Montana DEQ Certificate of Subdivision Plat Approval (E.Q. #23-2539) for all 29 lots. A complete DEQ-stamped engineering package has been produced covering every lot, and the subdivision is confirmed outside the designated floodplain.
The project is being offered for sale to a developer, builder, or investor group prepared to take a fully entitled, shovel-ready subdivision from approved plans to finished, marketable lots. The most difficult, time-consuming, and costly step in rural Montana subdivision development — state entitlement — is already complete. A buyer can bond the subdivision for approximately $40,000 and begin selling lots and constructing homes the same day infrastructure breaks ground, dramatically improving project cash flow timing.
White Cloud Ridge represents a rare transaction type: a fully entitled, large-lot rural subdivision offered by a motivated seller at a price that produces compelling returns for an active developer. The entitlement phase — typically the most uncertain, most capital-intensive, and most time-consuming part of rural Montana subdivision development — is complete.
43% IRR w/ 70% leverage based on conservative Pro Forma.
Investment highlights
- Shovel-Ready. — Bond the subdivision and immediately begin selling lots and constructing homes while infrastructure is completed concurrently. Revenue starts Day 1.
- Full DEQ entitlement secured. — Certificate E.Q. #23-2539 confirms water supply, sewage, and stormwater approval for all 29 lots. Phase 1 final plat submission deadline: June 13, 2027 (3 year extension in process)
- Established buyer pipeline. — 5–6 interested lot buyers and home-build clients are already identified without formal marketing.
- Complete engineering package. — DEQ-stamped individual lot layouts, well/septic designs, building footprints, road section, and stormwater plans for all 29 lots.
- Water confirmed — abundant. — Test well: 15 GPM, static water at 122 feet, total depth 202 feet. Groundwater is abundant throughout the property. Subdivision complies with DNRC's 10 acre-foot exemption (9.86 ac-ft projected annual use).
- No floodplain. — Subdivision is confirmed outside the designated floodplain per DEQ-approved site plan.
- Spec home strategy available. — Completed spec home designs are available and ready for marketing. Local brokers confirm finished homes consistently outperform vacant lot sales in the Bitterroot Valley (Aspen Ridge is a proven example).
- Seller involvement. — Current owner is willing to remain involved to help launch the project if desired — knowledge transfer, broker relationships, and buyer pipeline included.
- Established brand. — whitecloudridgemt.com is live with professional branding, site map, and marketing narrative ready for immediate deployment.
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