Garfield County, MT · Sold

MT-236072

6022 County Road 28

$261,800

$2,299/ac · 114 ac

Offer report Market this tract

Acreage114 ac

Price per acre$2,299/ac

ZoningRecreational

Road accessDirt

UtilitiesFull utilities

TopographyWooded

ListedMar 13, 2026

Coordinates47.1715, -107.1650

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands2.5% of tract

Little to no mapped wetland coverage.

Average slope7.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area105.48 of 113.88 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$258,103

$191,661 – $324,545 · $2,266/ac on 114 ac

Asking vs estimate

+1.4%

In line with 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 $261,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$147,488

$1,295/ac · +30.0% target margin

You need $114,312 off asking to hit this margin.

All-in cost$160,024

Net resale$237,455

Projected profit$77,430

ROI+48.4%

Annualized+69.2%

Break-even resale$1,527/ac

Profit if resale lands off target

-20%

$29,939

-10%

$53,685

$77,430

+10%

$101,176

+20%

$124,921

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-876751 Dirt · Power at road	186.2	Jul 27, 2026	$270,100	1,450	2,020	9.6 mi	82
MT-626128 Dirt · Power at road	118.6	Nov 5, 2025	$157,700	1,330	1,693	10.9 mi	78
MT-376004 Paved · Full utilities	108.4	Feb 11, 2025	$272,900	2,517	1,927	11.0 mi	73
MT-486701 Dirt · Off grid	179.6	Sep 25, 2025	$386,900	2,154	3,617	9.2 mi	71
MT-205275 Gravel · Full utilities	63.9	Jul 27, 2026	$137,400	2,150	1,617	21.5 mi	70
MT-956309 Dirt · Off grid	135.2	Aug 21, 2024	$153,000	1,131	1,839	12.2 mi	69
MT-677564 Dirt · Power at road	335.6	Jul 27, 2026	$493,600	1,471	2,424	17.5 mi	67
MT-477723 Gravel · Full utilities	376.6	Nov 22, 2025	$840,500	2,232	2,758	17.4 mi	64
MT-464676 Gravel · Off grid	41.4	Aug 14, 2025	$102,000	2,464	2,533	12.3 mi	59
MT-534439 Gravel · Off grid	34.9	Oct 18, 2024	$83,700	2,400	2,472	7.8 mi	56

Show adjustment detail for the top comp

Tract size (186.24 ac → 113.88 ac)+13.9%
Utilities (Power at road → Full utilities)+22.0%

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