MT-839014
1409 County Road 105
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
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 $289,988 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-728731 Landlocked · Off grid | 781.6 | Jul 27, 2026 | $480,500 | 615 | 1,220 | 9.2 mi | 80 |
| MT-308568 Gravel · Power at road | 694.6 | Mar 9, 2026 | $1,234,000 | 1,777 | 1,998 | 5.1 mi | 79 |
| MT-298458 Landlocked · Off grid | 641.4 | Jul 27, 2026 | $746,500 | 1,164 | 2,175 | 6.8 mi | 78 |
| MT-318322 Landlocked · Off grid | 581.2 | Sep 10, 2025 | $581,100 | 1,000 | 1,880 | 6.9 mi | 69 |
| MT-568092 Paved · Power at road | 492.0 | Sep 19, 2025 | $1,440,400 | 2,928 | 2,560 | 7.3 mi | 66 |
| MT-817620 Gravel · Full utilities | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 2,010 | 8.9 mi | 66 |
Show adjustment detail for the top comp
- Tract size (781.65 ac → 959.51 ac)-6.1%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Off grid → Full utilities)+43.5%
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.