MT-152399
8212 County Road 250
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Flathead County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Flathead market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $3,409 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-492846 Dirt · Power at road | 11.0 | Feb 6, 2025 | $26,400 | 2,397 | 1,757 | 3.6 mi | 71 |
| MT-401345 Paved · Power at road | 3.7 | Jun 29, 2026 | $10,400 | 2,801 | 1,328 | 12.3 mi | 69 |
| MT-323003 Dirt · Power at road | 12.3 | Feb 12, 2026 | $29,500 | 2,390 | 1,698 | 16.1 mi | 68 |
| MT-794269 Gravel · Power at road | 30.9 | Sep 27, 2025 | $44,200 | 1,432 | 998 | 10.3 mi | 58 |
| MT-924688 Paved · Full utilities | 41.8 | Aug 6, 2024 | $117,100 | 2,803 | 1,497 | 12.9 mi | 54 |
Show adjustment detail for the top comp
- Tract size (11 ac → 7.96 ac)+2.5%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Off grid)-15.0%
- Market time (18 mo)+6.4%
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.