MT-956309
6948 County Road 274
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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.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
2,210 ft of deeded road frontage.
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 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 $25,216 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-626128 Dirt · Power at road | 118.6 | Nov 5, 2025 | $157,700 | 1,330 | 1,128 | 6.8 mi | 83 |
| MT-236072 Dirt · Full utilities | 113.9 | Jul 27, 2026 | $250,800 | 2,202 | 1,471 | 12.2 mi | 81 |
| MT-486701 Dirt · Off grid | 179.6 | Sep 25, 2025 | $386,900 | 2,154 | 2,411 | 3.4 mi | 80 |
| MT-876751 Dirt · Power at road | 186.2 | Jul 27, 2026 | $270,100 | 1,450 | 1,346 | 10.3 mi | 80 |
| MT-677564 Dirt · Power at road | 335.6 | Jul 27, 2026 | $493,600 | 1,471 | 1,615 | 12.9 mi | 75 |
| MT-205275 Gravel · Full utilities | 63.9 | Jul 27, 2026 | $137,400 | 2,150 | 1,078 | 12.6 mi | 74 |
| MT-376004 Paved · Full utilities | 108.4 | Feb 11, 2025 | $272,900 | 2,517 | 1,284 | 11.7 mi | 72 |
| MT-464676 Gravel · Off grid | 41.4 | Aug 14, 2025 | $102,000 | 2,464 | 1,688 | 3.4 mi | 65 |
| MT-477723 Gravel · Full utilities | 376.6 | Nov 22, 2025 | $840,500 | 2,232 | 1,839 | 6.0 mi | 64 |
| MT-477685 Dirt · Power at road | 366.4 | Jan 31, 2024 | $566,700 | 1,547 | 1,925 | 12.8 mi | 56 |
Show adjustment detail for the top comp
- Tract size (118.6 ac → 135.21 ac)-3.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (9 mo)+3.3%
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.