# 16 Mule Trail Road, Clancy, MT 59634

> **TL;DR:** land, $334,900.
> View. Est. $1,791/mo. Listed 44 days.

## Property at a Glance

| Attribute | Value |
|-----------|-------|
| Price | $334,900 |
| Lot Size | 232,175 sqft (5.33 acres) |
| Property Type | Land (Other) |
| Status | Active |
| Days on Market | 44 |

## Why This Home Stands Out

- **Views** - Mountains

## Estimated Monthly Costs

| Category | Amount |
|----------|--------|
| Principal & Interest (20% down, 30-year at 6.5%) | $1,693 |
| Estimated Insurance | $98 |
| **Total** | **$1,791** |

## Key Amenities

- View

## Property Highlights

- 5.33 acre lot

## Description

### Agent Description
BUILD READY FOR FALL: Approved for septic, driveway installed, and power at the lot line. Save $30k+ in development costs and start building immediately. The heavy lifting is already done for your future mountain home with a walk-out basement... or whatever home your heart desires. The site has been excavated and extensive roadwork completed, meaning less cost, less hassle, and a faster path from purchase to breaking ground. Seller is also offering a $10,000 credit toward well installation. Elk and other wildlife move through the property regularly, and the views from this lot are hard to match. Whether you're ready to build now or want to secure a piece of Montana for the future, this is a rare opportunity in a location that doesn't come up often. Directions: South Hills Road, south on Holmes Gulch to Mule Trail.

## Location

- **Address:** 16 Mule Trail Road, Clancy, MT 59634
- **County:** Jefferson
- **Coordinates:** 46.55114784, -112.0006606
- **Google Maps:** https://www.google.com/maps?q=46.55114784,-112.0006606

## Listing Agent

- **Name:** Gina Miranti-Mistry · **License:** RRE-BRO-LIC-79061
- **Brokerage:** Big Sky Brokers, LLC
- **Phone:** 4064392006
- **Broker Phone:** (406) 443-1300
- **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/16-Mule-Trl_Clancy_MT_59634_M95410-61699?f=listhub&s=MWMTAR&m=30076551&c=propsimple)

## Photos

![16 Mule Trail Road - Photo 1](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2129650759r.jpg)

![16 Mule Trail Road - Photo 2](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1625675638r.jpg)

![16 Mule Trail Road - Photo 3](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f3818331016r.jpg)

![16 Mule Trail Road - Photo 4](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f803858234r.jpg)

![16 Mule Trail Road - Photo 5](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1414615329r.jpg)

![16 Mule Trail Road - Photo 6](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f3044185159r.jpg)

![16 Mule Trail Road - Photo 7](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1034376035r.jpg)

![16 Mule Trail Road - Photo 8](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f127834801r.jpg)

![16 Mule Trail Road - Photo 9](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1018481948r.jpg)

![16 Mule Trail Road - Photo 10](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f556068878r.jpg)

![16 Mule Trail Road - Photo 11](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f872149576r.jpg)

![16 Mule Trail Road - Photo 12](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f384736399r.jpg)

![16 Mule Trail Road - Photo 13](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f3799112643r.jpg)

![16 Mule Trail Road - Photo 14](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f555419634r.jpg)

![16 Mule Trail Road - Photo 15](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f4208942261r.jpg)

![16 Mule Trail Road - Photo 16](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1085245083r.jpg)

![16 Mule Trail Road - Photo 17](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2782907382r.jpg)

![16 Mule Trail Road - Photo 18](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2051109162r.jpg)

![16 Mule Trail Road - Photo 19](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2217355847r.jpg)

![16 Mule Trail Road - Photo 20](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f4197035125r.jpg)

![16 Mule Trail Road - Photo 21](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2629821037r.jpg)

![16 Mule Trail Road - Photo 22](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2570529975r.jpg)

![16 Mule Trail Road - Photo 23](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f3203828898r.jpg)

![16 Mule Trail Road - Photo 24](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2143412975r.jpg)

![16 Mule Trail Road - Photo 25](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2334691357r.jpg)

![16 Mule Trail Road - Photo 26](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f280030207r.jpg)

![16 Mule Trail Road - Photo 27](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f4221322615r.jpg)

![16 Mule Trail Road - Photo 28](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f872149576r.jpg)

![16 Mule Trail Road - Photo 29](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2988907096r.jpg)

![16 Mule Trail Road - Photo 30](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2117447838r.jpg)

![16 Mule Trail Road - Photo 31](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f4187781724r.jpg)

![16 Mule Trail Road - Photo 32](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f277949424r.jpg)

![16 Mule Trail Road - Photo 33](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2998349091r.jpg)

![16 Mule Trail Road - Photo 34](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1627087167r.jpg)

![16 Mule Trail Road - Photo 35](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f3505227469r.jpg)

![16 Mule Trail Road - Photo 36](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f982907240r.jpg)

![16 Mule Trail Road - Photo 37](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f103909598r.jpg)

![16 Mule Trail Road - Photo 38](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f3151070727r.jpg)

![16 Mule Trail Road - Photo 39](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2126799729r.jpg)

![16 Mule Trail Road - Photo 40](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f385701182r.jpg)

![16 Mule Trail Road - Photo 41](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f3353724498r.jpg)

![16 Mule Trail Road - Photo 42](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f732210376r.jpg)

![16 Mule Trail Road - Photo 43](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f3564979336r.jpg)

![16 Mule Trail Road - Photo 44](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f259187215r.jpg)

![16 Mule Trail Road - Photo 45](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f4111049586r.jpg)

![16 Mule Trail Road - Photo 46](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f4094859884r.jpg)

![16 Mule Trail Road - Photo 47](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f2374534442r.jpg)

![16 Mule Trail Road - Photo 48](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1904078748r.jpg)

![16 Mule Trail Road - Photo 49](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1800475885r.jpg)

![16 Mule Trail Road - Photo 50](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1729398626r.jpg)

![16 Mule Trail Road - Photo 51](http://lh.rdcpix.com/15bd85e6a81c1ab9d0bdd8b1ee183c0al-f1135268864r.jpg)

---

**MLS#:** 30076551 | **Updated:** 2026-09-22
**Source:** listhub

*Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.*

[View on PropertySimple](https://www.propertysimple.ai/listing/16-mule-trail-road-clancy-mt-59634-30076551)

---

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