MT-302883
6632 County Road 311
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Gallatin County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Gallatin 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.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $17,538 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-293156 Landlocked · Power at road | 13.8 | May 10, 2026 | $49,800 | 3,613 | 4,707 | 7.2 mi | 81 |
| MT-862281 Dirt · Off grid | 7.3 | Mar 11, 2025 | $27,800 | 3,800 | 4,587 | 1.8 mi | 74 |
| MT-504395 Landlocked · Off grid | 33.8 | May 6, 2026 | $55,500 | 1,643 | 2,842 | 2.3 mi | 70 |
| MT-114281 Gravel · Full utilities | 31.1 | May 4, 2026 | $212,300 | 6,821 | 5,516 | 7.3 mi | 67 |
| MT-954314 Gravel · Power at road | 31.9 | Sep 30, 2025 | $174,200 | 5,465 | 5,546 | 8.0 mi | 64 |
| MT-342037 Dirt · Off grid | 6.1 | Sep 15, 2024 | $22,100 | 3,604 | 4,389 | 11.5 mi | 63 |
| MT-444319 Landlocked · Power at road | 32.0 | Feb 9, 2025 | $74,300 | 2,325 | 3,561 | 5.3 mi | 62 |
| MT-844423 Gravel · Power at road | 34.5 | Dec 5, 2024 | $112,500 | 3,261 | 3,464 | 10.4 mi | 58 |
Show adjustment detail for the top comp
- Tract size (13.77 ac → 11.3 ac)+1.9%
- Access (Landlocked → Dirt)+26.5%
- 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.