MT-810042
5038 County Road 305
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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?
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.
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 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 $2,168 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-760647 Paved · Power at road | 2.2 | Sep 3, 2025 | $7,100 | 3,186 | 1,924 | 16.7 mi | 71 |
| MT-710494 Dirt · Power at road | 2.0 | Apr 16, 2025 | $4,500 | 2,245 | 1,885 | 8.3 mi | 71 |
| MT-210433 Paved · Off grid | 1.9 | Nov 16, 2024 | $4,300 | 2,245 | 1,641 | 8.2 mi | 67 |
| MT-100852 Gravel · Full utilities | 2.6 | Oct 19, 2024 | $8,700 | 3,352 | 2,035 | 6.5 mi | 64 |
| MT-892656 Landlocked · Full utilities | 9.6 | Oct 1, 2023 | $25,400 | 2,646 | 2,617 | 10.9 mi | 49 |
Show adjustment detail for the top comp
- Tract size (2.24 ac → 1.44 ac)+0.8%
- Access (Paved → Landlocked)-42.4%
- Market time (11 mo)+4.0%
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.