MT-346453
4911 County Road 168
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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.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 $24,916 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-956711 Paved · Power at road | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 2,791 | 2.7 mi | 79 |
| MT-767139 Landlocked · Power at road | 246.7 | Jul 27, 2026 | $280,700 | 1,138 | 1,309 | 14.0 mi | 77 |
| MT-396974 Dirt · Power at road | 218.9 | Sep 6, 2024 | $361,400 | 1,651 | 1,566 | 4.6 mi | 74 |
| MT-314863 Gravel · Power at road | 47.4 | Aug 19, 2025 | $152,100 | 3,207 | 1,734 | 3.0 mi | 70 |
| MT-197149 Gravel · Full utilities | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 1,495 | 8.0 mi | 68 |
| MT-696978 Dirt · Off grid | 219.5 | Mar 6, 2025 | $362,200 | 1,650 | 1,807 | 7.2 mi | 68 |
| MT-125914 Gravel · Power at road | 101.6 | Sep 20, 2024 | $277,200 | 2,729 | 1,813 | 9.0 mi | 67 |
| MT-817620 Gravel · Full utilities | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 1,933 | 10.2 mi | 67 |
| MT-615038 Landlocked · Off grid | 53.9 | Jun 29, 2026 | $145,400 | 2,700 | 2,501 | 15.0 mi | 67 |
| MT-568092 Paved · Power at road | 492.0 | Sep 19, 2025 | $1,440,400 | 2,928 | 2,462 | 1.5 mi | 67 |
Show adjustment detail for the top comp
- Tract size (180.92 ac → 150.08 ac)+5.2%
- Access (Paved → Landlocked)-42.4%
- Market time (13 mo)+4.4%
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.