Trying to choose between Plains and Thompson Falls for your Montana move? Both towns hug the Clark Fork River and offer small‑town living with big outdoor access, but they feel different day to day. You want a clear picture on prices, lot sizes, services, and lifestyle so you can focus your search with confidence. This guide compares the essentials and gives you practical next steps to move forward. Let’s dive in.
Plains vs. Thompson Falls at a glance
- Population and role: Thompson Falls is the county seat and the larger town by the 2020 census with 1,336 people, while Plains has 1,106. See town facts for Thompson Falls and Plains.
- Town footprint: Plains covers about 0.61 square miles and Thompson Falls about 1.6 square miles. In‑town lots tend to be compact, with larger acreage found outside municipal limits.
- Price snapshot: As of an Oct 2025 snapshot of city‑level medians, Realtor.com showed Thompson Falls around $449,000 and Plains around $357,500. Aggregator methods vary, so always confirm current numbers before you decide.
- Outdoor access: Both towns sit on the Clark Fork corridor. Thompson Falls stands out for immediate, formalized river and park access.
Lifestyle and recreation
If you want park and water access right next to town, Thompson Falls is a strong fit. Thompson Falls State Park amenities include a campground, boat launch, a fishing pond, and river‑trail connections just a few minutes from downtown. You can be on the water or a trail quickly without a long drive.
Plains offers the same river valley backdrop and easy access to fishing, boating, and public lands throughout Sanders County. You will find a quieter in‑town footprint and a hub for local agricultural services. For both towns, National Forest access and reservoirs nearby support year‑round recreation, from summer boating to fall hunting and winter activities.
Housing types and land options
Inside both towns you will mostly see single‑family homes on smaller lots. The compact municipal footprints make in‑town parcels modest in size, especially near the core neighborhoods.
If you want elbow room, look just outside town. Around both Plains and Thompson Falls, acreage in the 10 to 60 plus acre range is commonly marketed for residential, recreational, or small homestead uses. You can find forested parcels, meadow tracts, and properties with shop space potential.
Keep location context in mind when you walk land. Montana Highway 200 runs through the corridor, and the freight rail line passes through Thompson Falls and the valley. Proximity to the highway, bridges, or rail may matter for noise and access depending on the specific parcel.
Budget and value
- Plains: In a recent aggregator snapshot, the median listing price was around $357,500. That lower average sticker price can stretch your budget if you want a modest in‑town home or a smaller acreage nearby.
- Thompson Falls: The same snapshot showed a higher median listing price, around $449,000. Buyers often trade up here for immediate river and park access and county‑seat services.
These are listing medians, not closed‑sale prices. Aggregators update often and use different methods. Your actual options will depend on current inventory, property condition, and specific features like river frontage, shop space, or acreage. Check the latest figures before you commit a plan.
Services, schools, and access
Thompson Falls hosts the county courthouse and many county offices, which can make some permitting or records tasks more convenient. Plains offers small‑town services and serves as a local fairgrounds hub. Both towns are rural, so residents often travel to larger centers for specialty medical care or big‑box shopping.
Public schools serve each community through local K–12 districts. For context and district names, see Thompson Falls town facts and Plains town facts. Always confirm current enrollment, programs, and transportation directly with the districts.
For travel, plan on roughly 1 hour 20 minutes from Plains to Missoula International Airport under typical conditions, and about 1 hour 50 minutes from Thompson Falls to Missoula. See the Plains to Missoula drive time and the Thompson Falls to Missoula drive time. Winter conditions can extend these times.
Which town fits you best
- Choose Plains if you want a compact in‑town feel, a lower average list price, and quick access to agricultural services. You will still be close to river recreation and can find acreage options nearby.
- Choose Thompson Falls if you prioritize immediate park and river access, slightly larger civic presence, and the convenience of county‑seat services. Expect a somewhat higher median listing price.
- Choose either if acreage is your must‑have. Around both towns you will regularly see 10 to 60 plus acre properties, often with timber, meadows, and mountain views.
Due diligence checklist
Before you focus your search, line up a few basics so you can compare apples to apples:
- Confirm parcel details with the county. Start with the Sanders County assessor contact for parcel size, tax data, and owner‑of‑record information.
- Verify utilities at the address. Ask about city water and sewer, private well and septic, power, and broadband options. Local public works, power providers, and seller disclosures are your best sources.
- Check hazards and setbacks. Review FEMA flood maps, county planning resources, and state wildfire mapping to understand floodplain status, building setbacks, and risk.
- Validate school logistics. Confirm bus routes, program offerings, and enrollment with the local districts.
- Factor access and seasons. Visit at different times of day and, if possible, in different seasons. Snow and spring runoff can change road and site conditions.
Ready to explore properties
If you are balancing price, lifestyle, and long‑term plans, comparing Plains and Thompson Falls side by side will help you focus fast. When you are ready to see listings, walk parcels, and verify details like utilities, access, and building potential, work with a local guide who knows the ground.
For personalized, on‑the‑ground advice, reach out to Deborah Warren. Deb pairs decades of Sanders County experience with national CENTURY 21 marketing to help you find the right property and move with confidence.
FAQs
What are the biggest differences between Plains and Thompson Falls for homebuyers?
- Thompson Falls is the county seat with immediate park and river access and a higher recent median listing price, while Plains offers a smaller in‑town footprint and a lower recent median.
How far are Plains and Thompson Falls from Missoula and the airport?
- About 1 hour 20 minutes from Plains to Missoula International Airport and roughly 1 hour 50 minutes from Thompson Falls to Missoula, depending on route and season.
What can I expect to pay for a home in each town right now?
- Recent city‑level medians showed Plains around $357,500 and Thompson Falls around $449,000, but you should confirm current figures before making decisions.
Are there 10 plus acre parcels near both towns?
- Yes. Around both Plains and Thompson Falls you will regularly find acreage in the 10 to 60 plus acre range, including forested and meadow parcels.
How should I evaluate schools in Plains and Thompson Falls?
- Each town has a local public K–12 district; review district sites and the state report card for current enrollment, programs, and transportation before deciding.
