MT-807048
6822 County Road 322
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Blaine County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Blaine market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $214,447 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-346925 Dirt · Off grid | 211.3 | Jul 27, 2026 | $244,800 | 1,159 | 1,054 | 5.6 mi | 84 |
| MT-416381 Gravel · Power at road | 142.4 | Feb 13, 2025 | $451,500 | 3,170 | 2,007 | 2.5 mi | 71 |
| MT-436387 Paved · Off grid | 143.1 | Aug 17, 2024 | $317,000 | 2,216 | 1,428 | 6.7 mi | 65 |
| MT-606370 Dirt · Off grid | 141.3 | Jun 13, 2024 | $293,900 | 2,080 | 1,846 | 9.7 mi | 62 |
| MT-264892 Gravel · Full utilities | 48.4 | Oct 7, 2025 | $213,800 | 4,414 | 1,735 | 6.1 mi | 59 |
| MT-349046 Gravel · Full utilities | 982.0 | Mar 12, 2024 | $1,528,900 | 1,557 | 1,476 | 5.9 mi | 53 |
Show adjustment detail for the top comp
- Tract size (211.26 ac → 230.95 ac)-2.5%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Power at road)+17.6%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.