MT-376004
6833 County Road 64
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $56,458 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-236072 Dirt · Full utilities | 113.9 | Jul 27, 2026 | $250,800 | 2,202 | 3,066 | 11.0 mi | 83 |
| MT-626128 Dirt · Power at road | 118.6 | Nov 5, 2025 | $157,700 | 1,330 | 2,352 | 5.1 mi | 83 |
| MT-876751 Dirt · Power at road | 186.2 | Jul 27, 2026 | $270,100 | 1,450 | 2,806 | 1.8 mi | 79 |
| MT-205275 Gravel · Full utilities | 63.9 | Jul 27, 2026 | $137,400 | 2,150 | 2,246 | 13.2 mi | 79 |
| MT-677564 Dirt · Power at road | 335.6 | Jul 27, 2026 | $493,600 | 1,471 | 3,367 | 7.3 mi | 73 |
| MT-956309 Dirt · Off grid | 135.2 | Aug 21, 2024 | $153,000 | 1,131 | 2,554 | 11.7 mi | 70 |
| MT-486701 Dirt · Off grid | 179.6 | Sep 25, 2025 | $386,900 | 2,154 | 5,025 | 11.7 mi | 66 |
| MT-464676 Gravel · Off grid | 41.4 | Aug 14, 2025 | $102,000 | 2,464 | 3,519 | 8.9 mi | 62 |
| MT-124423 Gravel · Off grid | 34.5 | Jan 21, 2025 | $106,100 | 3,077 | 4,350 | 7.8 mi | 62 |
| MT-477723 Gravel · Full utilities | 376.6 | Nov 22, 2025 | $840,500 | 2,232 | 3,832 | 13.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (113.88 ac → 108.41 ac)+1.2%
- Access (Dirt → Paved)+37.2%
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.