MT-486701
3067 County Road 351
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
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 9 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 $233,682 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-876751 Dirt · Power at road | 186.2 | Jul 27, 2026 | $270,100 | 1,450 | 1,248 | 10.0 mi | 85 |
| MT-236072 Dirt · Full utilities | 113.9 | Jul 27, 2026 | $250,800 | 2,202 | 1,363 | 9.2 mi | 78 |
| MT-956309 Dirt · Off grid | 135.2 | Aug 21, 2024 | $153,000 | 1,131 | 1,136 | 3.4 mi | 75 |
| MT-626128 Dirt · Power at road | 118.6 | Nov 5, 2025 | $157,700 | 1,330 | 1,046 | 7.5 mi | 73 |
| MT-677564 Dirt · Power at road | 335.6 | Jul 27, 2026 | $493,600 | 1,471 | 1,497 | 14.6 mi | 73 |
| MT-477723 Gravel · Full utilities | 376.6 | Nov 22, 2025 | $840,500 | 2,232 | 1,704 | 9.4 mi | 65 |
| MT-205275 Gravel · Full utilities | 63.9 | Jul 27, 2026 | $137,400 | 2,150 | 999 | 15.5 mi | 65 |
| MT-477685 Dirt · Power at road | 366.4 | Jan 31, 2024 | $566,700 | 1,547 | 1,784 | 12.3 mi | 64 |
| MT-376004 Paved · Full utilities | 108.4 | Feb 11, 2025 | $272,900 | 2,517 | 1,190 | 11.7 mi | 63 |
Show adjustment detail for the top comp
- Tract size (186.24 ac → 179.62 ac)+1.0%
- Utilities (Power at road → Off grid)-15.0%
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.