MT-394981
2987 County Road 398
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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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 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 $50,438 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-305190 Gravel · Off grid | 60.1 | May 11, 2026 | $72,800 | 1,210 | 1,086 | 6.5 mi | 82 |
| MT-194809 Landlocked · Power at road | 45.6 | Apr 28, 2026 | $81,700 | 1,791 | 1,902 | 12.2 mi | 77 |
| MT-584802 Gravel · Full utilities | 45.4 | May 26, 2026 | $137,300 | 3,026 | 1,784 | 13.8 mi | 77 |
| MT-794269 Gravel · Power at road | 30.9 | Sep 27, 2025 | $44,200 | 1,432 | 988 | 7.3 mi | 69 |
| MT-924688 Paved · Full utilities | 41.8 | Aug 6, 2024 | $117,100 | 2,803 | 1,482 | 8.0 mi | 68 |
| MT-106409 Paved · Power at road | 145.4 | Aug 29, 2024 | $198,800 | 1,368 | 1,171 | 15.9 mi | 53 |
Show adjustment detail for the top comp
- Tract size (60.11 ac → 51.67 ac)+3.2%
- Access (Gravel → Dirt)-14.0%
- Market time (3 mo)+1.1%
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.