Garfield County, MT · Sold

MT-626128

2356 County Road 307

$151,800

$1,280/ac · 119 ac

Offer report Market this tract

Acreage119 ac

Price per acre$1,280/ac

ZoningAgricultural

Road accessDirt

UtilitiesPower at road

TopographyRolling

ListedMar 4, 2025

Coordinates47.2891, -107.0096

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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

Wetlands7.7% of tract

Little to no mapped wetland coverage.

Average slope12.0%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power69 ft away

Power at or near the road.

Buildable area103.99 of 118.60 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$228,191

$171,790 – $284,592 · $1,924/ac on 119 ac

Asking vs estimate

-33.5%

Priced below 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 $151,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$130,395

$1,099/ac · +30.0% target margin

You need $21,405 off asking to hit this margin.

All-in cost$141,479

Net resale$209,936

Projected profit$68,457

ROI+48.4%

Annualized+69.2%

Break-even resale$1,297/ac

Profit if resale lands off target

-20%

$26,470

-10%

$47,463

$68,457

+10%

$89,451

+20%

$110,444

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-236072 Dirt · Full utilities	113.9	Jul 27, 2026	$250,800	2,202	1,791	10.9 mi	84
MT-876751 Dirt · Power at road	186.2	Jul 27, 2026	$270,100	1,450	1,639	4.0 mi	83
MT-376004 Paved · Full utilities	108.4	Feb 11, 2025	$272,900	2,517	1,563	5.1 mi	79
MT-677564 Dirt · Power at road	335.6	Jul 27, 2026	$493,600	1,471	1,966	7.4 mi	78
MT-956309 Dirt · Off grid	135.2	Aug 21, 2024	$153,000	1,131	1,492	6.8 mi	78
MT-205275 Gravel · Full utilities	63.9	Jul 27, 2026	$137,400	2,150	1,312	10.6 mi	77
MT-486701 Dirt · Off grid	179.6	Sep 25, 2025	$386,900	2,154	2,934	7.5 mi	73
MT-124423 Gravel · Off grid	34.5	Jan 21, 2025	$106,100	3,077	2,540	2.8 mi	64
MT-464676 Gravel · Off grid	41.4	Aug 14, 2025	$102,000	2,464	2,055	3.8 mi	64
MT-477723 Gravel · Full utilities	376.6	Nov 22, 2025	$840,500	2,232	2,238	8.4 mi	62

Show adjustment detail for the top comp

Tract size (113.88 ac → 118.6 ac)-1.0%
Utilities (Full utilities → Power at road)-18.0%

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.

Build the listing kit Post a deal or JV