MT-194809
2223 County Road 117
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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.
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 $46,007 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-584802 Gravel · Full utilities | 45.4 | May 26, 2026 | $137,300 | 3,026 | 1,701 | 4.0 mi | 86 |
| MT-394981 Dirt · Off grid | 51.7 | Jul 27, 2026 | $91,700 | 1,774 | 1,695 | 12.2 mi | 79 |
| MT-305190 Gravel · Off grid | 60.1 | May 11, 2026 | $72,800 | 1,210 | 1,036 | 5.6 mi | 79 |
| MT-794269 Gravel · Power at road | 30.9 | Sep 27, 2025 | $44,200 | 1,432 | 942 | 5.9 mi | 78 |
| MT-924688 Paved · Full utilities | 41.8 | Aug 6, 2024 | $117,100 | 2,803 | 1,413 | 7.9 mi | 70 |
| MT-106409 Paved · Power at road | 145.4 | Aug 29, 2024 | $198,800 | 1,368 | 1,117 | 5.9 mi | 59 |
Show adjustment detail for the top comp
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (3 mo)+0.9%
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.