3414 Jennings Haul Rd

A two-story cabin on 12.48 acres bordering U.S. Forest Service land near Libby, Montana, now active under contract at $275,000. The listing calls it an off-grid cabin sold strictly as-is, and the facts panel reports it as a single bedroom and bathroom at 720 square feet, though the photos show a second, less formal sleeping area in an upstairs loft.

The land and setting

The parcel is 12.48 acres, and the listing’s own selling point is that it borders USFS land directly, which the listing frames as useful for hunting access. Aerial photos in the gallery mark the approximate property lines along Jennings Haul Rd, with the Kootenai River visible in the distance.

Two storage sheds sit near the gravel driveway and are included in the sale, which the listing notes provide extra storage space beyond what the small cabin itself can hold.

The house

The official facts panel lists this as one bedroom, one bathroom, 720 square feet, built in 2013. The photos tell a more complete story: the main level has a kitchen, living room with a wood stove, a bedroom and a full bathroom, and a spiral staircase leads up to a loft with its own bed. We’re reporting the official bedroom count the listing gives rather than counting the loft as a second bedroom, the same way we’d treat any unofficial sleeping space.

The listing describes the water situation plainly: there is no well on the property, and the home is instead supplied by a large holding tank. The utilities section of the facts panel lists water as not available. That is worth taking seriously for an off-grid property, since a holding tank requires regular hauling or refilling that a municipal connection would not.

The listing states the property has been unoccupied for some time and is being sold strictly as-is because of its off-grid nature. We’d note that the photographed interior looks considerably more finished and furnished than that description implies. Stained kitchen cabinetry, a granite-topped bathroom vanity, and leather furniture throughout the main level don’t read as a place that’s sat empty and neglected. An in-person walkthrough matters more than usual here, to confirm current condition before relying on either the listing’s as-is framing or the photos alone.

The facts

What to know before you call

This listing is active under contract as of this writing, meaning an offer has been accepted but the sale has not closed. It can still fall through, so it’s worth asking the listing agent about status before getting attached to it.

The price has moved twice since this cycle started: listed at $299,000 on July 8, then cut to $275,000 on August 4, a drop of 8%. We’re reporting the current figure. The listing is explicit that the property is sold strictly as-is, with no well and no occupancy in recent memory, so factor inspection and water infrastructure costs into any offer regardless of how finished the interior photos make it look.

This is our first property in the Libby, Montana market, and we don’t yet have a Montana hub page linking into it. Anyone comparing it against other properties can see everything currently listed.

Brody Goucher at CENTURY 21 Summit Realty is the listing agent and handles showings, at 406-291-7797. More like this lands in the Monday email.