MT-386034
1129 County Road 223
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Glacier County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Glacier market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
2,531 ft of deeded road frontage.
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 $95,187 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-615038 Landlocked · Off grid | 53.9 | Jun 29, 2026 | $145,400 | 2,700 | 3,979 | 1.3 mi | 80 |
| MT-767139 Landlocked · Power at road | 246.7 | Jul 27, 2026 | $280,700 | 1,138 | 2,082 | 5.7 mi | 80 |
| MT-125914 Gravel · Power at road | 101.6 | Sep 20, 2024 | $277,200 | 2,729 | 2,884 | 5.1 mi | 78 |
| MT-956711 Paved · Power at road | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 4,441 | 11.1 mi | 68 |
| MT-364436 Gravel · Power at road | 34.8 | Feb 13, 2026 | $180,100 | 5,174 | 4,122 | 7.8 mi | 68 |
| MT-197149 Gravel · Full utilities | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 2,379 | 5.9 mi | 68 |
| MT-346453 Landlocked · Power at road | 150.1 | Dec 20, 2024 | $160,100 | 1,067 | 1,815 | 13.8 mi | 67 |
| MT-314863 Gravel · Power at road | 47.4 | Aug 19, 2025 | $152,100 | 3,207 | 2,759 | 11.0 mi | 66 |
| MT-817620 Gravel · Full utilities | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 3,076 | 7.4 mi | 64 |
| MT-396974 Dirt · Power at road | 218.9 | Sep 6, 2024 | $361,400 | 1,651 | 2,492 | 11.3 mi | 61 |
Show adjustment detail for the top comp
- Tract size (53.85 ac → 110.79 ac)-15.3%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Off grid → Power at road)+17.6%
- Market time (2 mo)+0.5%
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.