Thinking about living along the US‑93 corridor but not sure whether Missoula, Lolo, or Florence fits you best? It is a common crossroads for buyers weighing space, commute, utilities, and everyday conveniences. You want a clear, practical comparison before you commit. In this guide, you will learn how housing types, lot sizes, commutes, and day‑to‑day tradeoffs stack up so you can match the right community to your goals. Let’s dive in.
Quick snapshot of key differences
- Jurisdiction and utilities: Missoula is a city with municipal zoning and broad access to city water, sewer, and stormwater. Lolo and Florence are unincorporated areas governed by Missoula County planning, so many properties use well and septic and follow county permitting rules.
- Housing mix: Missoula offers the widest mix, including condos, townhomes, duplexes, and smaller-lot single-family homes. Lolo leans suburban to semi-rural with larger lots and acreage options. Florence is mostly single-family homes on small to medium lots with fewer multifamily choices.
- Commute and access: Most residents use US‑93. Drive times change with traffic, weather, and exact start and end points. Check your personal route during peak hours to confirm real timing.
- Lifestyle tradeoffs: Missoula concentrates jobs, healthcare, shopping, and transit. Lolo offers quick access to trailheads and outdoor recreation. Florence balances a quieter pace with access to services along the corridor.
Housing types and lot sizes
Missoula: Most options and urban services
Missoula gives you the broadest set of housing choices. You will find older historic homes near downtown, mid‑century neighborhoods, new infill, and many condos, townhomes, and duplexes. Many lots inside the city are under 0.25 acre, and some townhomes or condos have little private yard. City neighborhoods follow municipal zoning, which shapes what you can build or add on.
For zoning and permits, review the City of Missoula’s Development Services guidance to understand what is allowed by property.
Lolo: Suburban feel with more space
Lolo often features single‑family homes on larger parcels, from about a quarter acre to one acre or more, plus rural acreage properties just beyond denser neighborhoods. You will see a mix of older rural homes and newer subdivisions with covenants or HOAs. Many properties rely on well and septic. If you want room for gear, outbuildings, or an RV, Lolo’s lot sizes and layouts can offer that flexibility.
To check parcel details, lot lines, and recorded data, use the Missoula County Property Information System.
Florence: Quiet neighborhoods and modest lots
Florence primarily offers single‑family homes on roughly 0.15 to 0.5‑acre lots in subdivisions, along with a mix of older and newer builds. Multifamily options are less common than in Missoula. Like Lolo, many properties are on well and septic, and newer subdivisions may have CC&Rs or HOAs that guide design, fences, and outbuildings.
Because Lolo and Florence are unincorporated, it helps to review county rules before you plan projects. Start with Missoula County Community & Planning Services for zoning maps, permits, and the county code.
Budget and ownership costs
Relative pricing and inventory
As a general pattern, Missoula’s walkable and amenity‑rich neighborhoods, plus condos near downtown and the University, tend to command higher price per square foot. Lolo and Florence often offer a lower cost per square foot for comparable single‑family homes, though larger lots and rural features can push prices up. Inventory is usually more diverse in Missoula, with more condos, townhomes, and rentals. Lolo and Florence typically have fewer multifamily options and a more limited pool of listings at any given time.
For current numbers on inventory and trends, check the latest reports from the local association via the Missoula real estate market statistics page. Always date any statistic you rely on, because market conditions change quickly.
Financing details to watch
If you are considering acreage, outbuildings, manufactured homes, or properties on well and septic, expect additional diligence. Appraisals may require rural or specialized comparables. Some loan programs have stricter requirements for manufactured homes and private utilities. Plan for well yield and water quality tests, septic inspection, and permit verification as part of your contract process.
Taxes and insurance
Montana’s property tax rates are relatively low nationally, but your effective bill depends on local mill levies and assessments. You can view parcel tax history with the Missoula County Treasurer and learn how taxes are calculated through the Montana Department of Revenue’s property tax resources.
Insurance can vary by location. Areas near the wildland‑urban interface may carry higher wildfire risk, and parcels close to rivers or streams may have flood exposure. Request quotes early and confirm any mitigation or defensible‑space requirements.
Commute, transportation, and daily logistics
Driving US‑93
US‑93 is the primary route for work commutes, shopping, and school runs. Uncongested drives can be short, often within the 10 to 25‑minute range depending on your exact start and end points. Peak traffic, winter weather, road work, or incidents can add time. Before you buy, drive your route during weekday mornings and evenings to get a realistic picture.
Transit and car dependency
Missoula’s local transit network is provided by Mountain Line. Coverage is strongest inside the city and decreases outside city limits. If you rely on transit, you will likely prefer Missoula. If you plan to commute by car, Lolo and Florence can work well. Review routes and frequency using Mountain Line’s schedules and maps.
Parking, storage, and daily errands
In core Missoula neighborhoods, on‑street parking rules can be tighter. In Lolo and Florence, you will often find more private driveway and garage space, plus room for outdoor gear and trailers. For shopping and services, Missoula concentrates the largest selection of grocery, retail, and dining. Lolo and Florence each have local services, but many residents still head into Missoula for broader options.
Lifestyle, schools, and recreation
Schools and childcare
All three communities have access to local public schools, but assignments depend on district boundaries that can change. Always verify the specific address with the district and review official state indicators. For neutral performance data, use the Montana OPI Report Card. If childcare and extracurriculars are a priority, Missoula’s larger network typically offers more choices.
Healthcare and services
Major hospitals and specialist care are concentrated in Missoula. Residents of Lolo and Florence often travel into Missoula for primary and specialty care.
Outdoor access and amenities
If your week includes trailheads, fishing, or backcountry day trips, Lolo offers quick access to nearby public lands and river corridors. Florence and Missoula also provide river access, parks, and regional trails. Missoula layers in cultural amenities like theaters, museums, and festivals, plus a university community.
Hazards, utilities, and buildability
Wildfire and flood
Portions of the US‑93 corridor lie in the wildland‑urban interface. That affects risk, insurance, and sometimes building or vegetation requirements. Review preparedness and local resources on the county’s Ready Missoula wildfire page. For flood exposure, confirm a parcel’s status using the FEMA Flood Map Service Center and local floodplain data.
Water, sewer, and septic
Inside Missoula city limits, many homes connect to municipal water and sewer. In Lolo and Florence, many properties rely on private wells and septic systems, with some subdivisions on community systems. Private utilities require periodic maintenance and inspections. Ask for well logs, water quality and yield tests, septic records, and any recent service reports during due diligence.
Zoning, permits, and HOAs
City parcels follow municipal zoning, while Lolo and Florence parcels follow county zoning and permitting. Newer subdivisions in Lolo and Florence often have CC&Rs or HOAs. Before planning an addition, shop, barn, or accessory dwelling, confirm rules and timelines with Missoula County Community & Planning Services or City of Missoula Development Services, and review any recorded neighborhood covenants.
A buyer checklist for Missoula, Lolo, and Florence
Use this list to compare specific homes and avoid surprises:
- Commute and travel
- Drive your commute during weekday peak hours to time it accurately.
- Check US‑93 construction notices and potential alternate routes.
- Utilities and services
- Confirm if the property uses city water and sewer or well and septic, and request recent well and septic records.
- Verify trash and recycling service availability and costs.
- Schools and childcare
- Confirm the parcel’s school assignment with the district and review indicators on the Montana OPI Report Card.
- Zoning, permits, and buildability
- Verify city vs county zoning, setbacks, ADU rules, and accessory building allowances.
- Review any HOA or CC&Rs for guidance on fences, design, and outbuildings.
- Insurance and hazards
- Pull FEMA flood maps and check wildfire exposure using county resources such as Ready Missoula’s wildfire information.
- Request homeowner’s insurance quotes early, noting wildfire and flood coverage.
- Broadband and remote work
- Confirm provider options and actual speeds at the address before you write an offer.
- Property condition and inspections
- For rural properties: septic inspection, well water quality and yield, pest check, and roof or structure evaluation.
- For manufactured homes: confirm foundation type and title details for loan compatibility.
- Taxes and ongoing costs
- Review recent tax bills with the Missoula County Treasurer and understand mill levies through the Montana Department of Revenue.
- Ask for typical utility and heating costs by fuel type.
- Resale and neighborhood trajectory
- Compare recent nearby sales by property type and lot size rather than county‑wide averages.
- Check for planned road, commercial, or utility projects that could change traffic or value.
Which community fits your goals?
- Choose Missoula if you want the widest housing mix, stronger transit and walkable amenities, and immediate access to jobs, healthcare, and the University.
- Choose Lolo if you value space, privacy, and quick reach to outdoor recreation, and you are comfortable managing well and septic and a car‑based commute.
- Choose Florence if you want a quieter neighborhood setting with mostly single‑family homes on modest lots and are fine driving to Missoula for major services.
What to do next
A small shift in location along US‑93 can mean big differences in lot size, utilities, commute, and long‑term costs. If you want a local guide who understands both city and rural nuances, reach out to Clinton Roberts for on‑the‑ground advice. You can explore property search and lifestyle filters, set up tours, and build a plan that matches your budget and day‑to‑day life.
FAQs
What are the biggest housing differences among Missoula, Lolo, and Florence?
- Missoula offers the most condos, townhomes, and smaller‑lot single‑family homes; Lolo leans toward larger lots and some acreage; Florence focuses on single‑family homes on small to medium subdivision lots.
How do utilities differ between the city and county in this corridor?
- Many Missoula homes connect to city water and sewer, while Lolo and Florence properties often use private wells and septic systems governed by county rules.
What should I know about commuting on US‑93 from these areas?
- Most residents drive. Uncongested times can be short, but traffic, weather, and incidents change the picture. Test your exact route during weekday peaks before you buy.
Where can I verify zoning, permits, and parcel details?
- Use Missoula County Community & Planning Services for county parcels, City of Missoula Development Services for city parcels, and the county’s online Property Information System for parcel data.
How do I check school assignments without relying on word of mouth?
- Confirm the address with the local district and review neutral indicators on the Montana OPI Report Card before deciding.
How can I confirm flood or wildfire exposure before making an offer?
- Pull FEMA flood maps for the address and review wildfire resources through the county’s Ready Missoula page, then get early insurance quotes to understand costs and coverage.
