2766 Down River Dr, Missoula, MT 59804 Property Records

Missoula County property record for 2766 Down River Dr, Missoula, MT 59804

Property Summary

Property Type	Single Family Home
Details	5 bd · 3.5 ba · 5,271 sqft · built 2015
Lot Size	2.55 acres (111,078 sqft)
Owner	2 Individual Names on File
Tax Bill	$10,426 (2025)
Deeds & Mortgages	Dec 2025 Mortgage Mar 2023 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`R81332`

Property Details

APN / Parcel Number

Primary APN	`R81332`
Alternative APNs	`04-2199-35-2-03-15-0000` `0414338003` `R813320`

Interior

Bedrooms	5 Beds
Full Baths	3.5 Baths
Half Baths	1 Half Bath
Stories	1 Story
Building Area	5,271 sqft Living Area
Gross Area	6,491 sqft
1st Floor Area	2,548 sqft
Upper Floors Area	923 sqft
Basement Area	2,060 sqft
Finished Basement	1,800 sqft
Unfinished Basement	260 sqft

Exterior

Year Built	Built 2015
Effective Year Built	Effective 2015
Architectural Style	Conventional
Construction Type	Frame
Roof Type	Gable
Roof Material	Asphalt
Lot Area	111,078 sqft
View / Lot	Neighborhood
Garage Type	Attached
Garage Area	960 sqft
Parking Spaces	7 Parking Spaces

Exterior Amenities

Porch	Open Concrete/Masonry Porch
Porch Area	780 sqft
Deck Area	338 sqft
Lean-To	728 sqft

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Forced Air with A/C
Sewer	Septic
Water Source	Well

Location & Zoning

Account Number	0414338003
Street Address	2766 DOWN RIVER DR
City	MISSOULA
State	MT
Zip	59804-7001
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	SUNDOWN ACRES, S35, T13 N, R20 W, LOT 3, ACRES 2.55
Legal Subdivision	SUNDOWN ACRES
Legal Block	4
Legal Lot Number	3
Jurisdiction	MISSOULA MT
Township / Civil Division	LOLO
Census Block Group	4
Census Block	4012
Census Tract	901

Owner

2766 Down River Dr is owned and occupied by two individuals.

Source: Missoula County records, as of September 15, 2026

Owner of Record	2 Individual Names on File
Mailing Address	2766 DOWN RIVER DR, MISSOULA, MT 59804-7001
Occupancy	Owner Occupied
Owner Type	Individual

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Dec 17, 2025	Deed of Trust, Mortgage · Conventional Mortgage AMERICAN INTERNET MORTGAGE INC
Mar 21, 2023	Deed of Trust, Mortgage · Conventional Mortgage BETTER MORTGAGE CORPORATION

Assessor's Deed Record

Deed Names	2 Names on Deed
Record Updated	Oct 29, 2026

December 2025: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	MISSOULA MT
Property Address	2766 DOWN RIVER DR, MISSOULA, MT 59804-7001
Transaction Type	Mortgage
Record Updated	Dec 30, 2025
Title Company	SERVICELINK

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2766 DOWN RIVER DR, MISSOULA, MT 59804-7001

Mortgage

Document Number	0011221006
Date	Dec 17, 2025
Book Page	1122/1006
Instrument	202520618

Lender

Name	AMERICAN INTERNET MORTGAGE INC
Type	Mortgage Company
Address	SAN DIEGO, CA 92108

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	121 Months
Due	Jan 1, 2036

March 2023: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	MISSOULA MT
Property Address	2766 DOWN RIVER DR, MISSOULA, MT 59804-7001
Transaction Type	Mortgage
Record Updated	May 9, 2023

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2766 DOWN RIVER DR, MISSOULA, MT 59804-7001

Mortgage

Document Number	0010870006
Date	Mar 21, 2023
Book Page	1087/6
Instrument	202302913

Lender

Name	BETTER MORTGAGE CORPORATION
Type	Mortgage Company
Address	NEW YORK, NY 10007

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	181 Months
Due	Apr 1, 2038

Tax Assessment & Valuation

The 2025 property tax bill for 2766 Down River Dr was $10,426.

Source: Missoula County assessment roll, as of September 15, 2026

Property Jurisdictions

Type	Name
State	Montana
County	Missoula County
Secondary School District	Missoula High School District (09 - 12)
Elementary School District	Target Range Elementary School District (PK - 08)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$1,308,400 (-) Land $339,160 Building $969,240	$1,308,400 (-) Land $339,160 Building $969,240
2025	$10,426.00	$1,308,400	$1,308,400 Land $339,160 Building $969,240
2023	$9,464.00	$973,400	$973,400 Land $276,025 Building $697,375

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 2766 Down River Dr in Zone X, an area of minimal flood risk, within 500 ft of a high-risk flood zone.

Source: FEMA National Flood Hazard Layer, effective May 9, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Nearest Special Flood Hazard Area	Zone AE, within 500 ft
Flood Insurance Requirement	Not required lenders may require it
Community Rating System	Class 7 (15% premium discount)
Nearby Flood Policies	6 in force

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Wildfire risk around 2766 Down River Dr is moderate, ranking above 48% of the US, with a 0.09% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Moderate above 48% of the US · lower than 75% of Montana
Wildfire Likelihood	0.09% annual chance
Exposure	Direct burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	MISSOULA WATER serves 68,200 people · EPA ID MT0000294
Water Source	Groundwater
Last State Inspection	Oct 2025
Lead	2 ppb (2024–2026) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 100 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000
CIS Fixed Wireless	1,000 / 1,000

May also be available: Verizon.

Cell Coverage

5G (outdoors only) and 4G LTE

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