MT-100852
4133 County Road 400
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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 6 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 $4,715 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-710494 Dirt · Power at road | 2.0 | Apr 16, 2025 | $4,500 | 2,245 | 3,343 | 2.5 mi | 73 |
| MT-810042 Landlocked · Power at road | 1.4 | Apr 18, 2026 | $3,200 | 2,198 | 3,952 | 6.5 mi | 72 |
| MT-760647 Paved · Power at road | 2.2 | Sep 3, 2025 | $7,100 | 3,186 | 3,413 | 11.9 mi | 72 |
| MT-210433 Paved · Off grid | 1.9 | Nov 16, 2024 | $4,300 | 2,245 | 2,911 | 2.4 mi | 71 |
| MT-323136 Gravel · Power at road | 13.6 | Jul 27, 2026 | $37,800 | 2,780 | 3,730 | 2.3 mi | 70 |
| MT-892656 Landlocked · Full utilities | 9.6 | Oct 1, 2023 | $25,400 | 2,646 | 4,641 | 7.8 mi | 55 |
Show adjustment detail for the top comp
- Tract size (2 ac → 2.6 ac)-0.6%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (16 mo)+5.6%
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.