MT-892656
1930 County Road 184
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Garfield County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Garfield market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 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 $16,023 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-323136 Gravel · Power at road | 13.6 | Jul 27, 2026 | $37,800 | 2,780 | 2,383 | 10.1 mi | 81 |
| MT-464676 Gravel · Off grid | 41.4 | Aug 14, 2025 | $102,000 | 2,464 | 3,027 | 6.9 mi | 63 |
| MT-710494 Dirt · Power at road | 2.0 | Apr 16, 2025 | $4,500 | 2,245 | 2,136 | 5.7 mi | 61 |
| MT-760647 Paved · Power at road | 2.2 | Sep 3, 2025 | $7,100 | 3,186 | 2,181 | 6.4 mi | 59 |
| MT-100852 Gravel · Full utilities | 2.6 | Oct 19, 2024 | $8,700 | 3,352 | 2,306 | 7.8 mi | 58 |
| MT-124423 Gravel · Off grid | 34.5 | Jan 21, 2025 | $106,100 | 3,077 | 3,742 | 6.3 mi | 57 |
| MT-534439 Gravel · Off grid | 34.9 | Oct 18, 2024 | $83,700 | 2,400 | 2,953 | 13.8 mi | 56 |
| MT-210433 Paved · Off grid | 1.9 | Nov 16, 2024 | $4,300 | 2,245 | 1,860 | 5.8 mi | 54 |
Show adjustment detail for the top comp
- Tract size (13.58 ac → 9.59 ac)+3.1%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Full utilities)+22.0%
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.