Garfield County, MT · Sold

MT-477685

6306 County Road 44

$537,700

$1,468/ac · 366 ac

Offer report Market this tract

Acreage366 ac

Price per acre$1,468/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedOct 4, 2023

Coordinates47.3193, -107.1400

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Garfield County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Garfield market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands2.1% of tract

Little to no mapped wetland coverage.

Average slope25.4%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

4,228 ft of deeded road frontage.

Power163 ft away

Power at or near the road.

Buildable area215.21 of 366.38 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$500,465

$371,301 – $629,629 · $1,366/ac on 366 ac

Asking vs estimate

+7.4%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $537,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$285,980

$781/ac · +30.0% target margin

You need $251,720 off asking to hit this margin.

All-in cost$310,288

Net resale$460,428

Projected profit$150,140

ROI+48.4%

Annualized+69.2%

Break-even resale$921/ac

Profit if resale lands off target

-20%

$58,054

-10%

$104,097

$150,140

+10%

$196,183

+20%

$242,225

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-677564 Dirt · Power at road	335.6	Jul 27, 2026	$493,600	1,471	1,436	8.8 mi	87
MT-876751 Dirt · Power at road	186.2	Jul 27, 2026	$270,100	1,450	1,197	2.5 mi	81
MT-477723 Gravel · Full utilities	376.6	Nov 22, 2025	$840,500	2,232	1,635	14.7 mi	74
MT-486701 Dirt · Off grid	179.6	Sep 25, 2025	$386,900	2,154	2,144	12.3 mi	71
MT-236072 Dirt · Full utilities	113.9	Jul 27, 2026	$250,800	2,202	1,308	10.3 mi	69
MT-626128 Dirt · Power at road	118.6	Nov 5, 2025	$157,700	1,330	1,003	6.5 mi	67
MT-268475 Paved · Power at road	649.3	Aug 27, 2025	$1,199,100	1,847	1,664	12.9 mi	66
MT-529013 Paved · Off grid	958.8	Apr 1, 2026	$902,700	941	1,099	11.5 mi	65
MT-376004 Paved · Full utilities	108.4	Feb 11, 2025	$272,900	2,517	1,142	1.7 mi	61
MT-248729 Landlocked · Off grid	780.5	Oct 21, 2024	$345,700	443	892	10.4 mi	59

Show adjustment detail for the top comp

Tract size (335.63 ac → 366.38 ac)-2.6%

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.

Build the listing kit Post a deal or JV