Eastside Hwy Flex Opportunity

Eastside Highway (MT 203) is the Bitterroot Valley’s alternate north and south route, running parallel to US 93 on the far side of the river. Roughly 6,000 vehicles pass this corner daily based on 2024 AADT counts. MDT is reshaping the corridor now, adding a roundabout at Ambrose Creek Road along with a turn lane, widened travel lanes, and better shoulders. Utility relocation is underway, with minor roadwork tentatively starting late 2026 and major construction expected in 2027. Commercial activity is already established nearby. Heading south on Eastside Highway toward Stevensville, the corridor passes neighborhood retail and light industrial flex warehouses, showing that businesses are already choosing this side of the valley. That existing presence makes the corner a natural next step for commercial development, while the surrounding subdivisions support the residential route. The property is a short drive from downtown Stevensville and the US 93 junction, putting Missoula and Hamilton within an easy commute in either direction. Nearby land use blends recent subdivisions, acreage homes, and irrigated fields, and the Lee Metcalf National Wildlife Refuge lies just to the west. Households within three miles of the site earn a median income of about $97,700 (Esri 2026, 3 mile ring).Lot 16A at 420 Ambrose Creek Road is 4.72 net acres of flat, unzoned land at the corner of Eastside Highway and Ambrose Creek Road, north of Stevensville, in the Bitterroot Valley about 30 miles south of Missoula. Much of the early development work is already done. The shovel-ready, approved configuration includes four building sites with a shared well and two approved septic systems (Montana DEQ, June 2025), backed by engineered lot layout, utility, and grading and drainage plans. Additional septic systems would require further testing and approval. The approved layout is shovel-ready for retail, office, small bay industrial, flex, service, or professional space, or for an owner user who wants room to expand. With no county zoning in place, the buyer's plan sets the use, not a district map. For a buyer starting fresh, the parcel also offers potential for single-family lots or townhomes. Residential use is subject to Ravalli County subdivision review (such as minor subdivision) and DEQ groundwater testing and septic approvals, to be confirmed in the buyer's due diligence. Established homes line the north boundary. The parcel is outside the mapped flood zone, with power from Ravalli Electric Cooperative and several broadband providers serving the area.