MT-318322
1666 County Road 251
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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?
5 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.
No legal access of record — resale is severely limited.
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 $193,547 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-298458 Landlocked · Off grid | 641.4 | Jul 27, 2026 | $746,500 | 1,164 | 1,202 | 7.5 mi | 87 |
| MT-728731 Landlocked · Off grid | 781.6 | Jul 27, 2026 | $480,500 | 615 | 675 | 10.0 mi | 83 |
| MT-767139 Landlocked · Power at road | 246.7 | Jul 27, 2026 | $280,700 | 1,138 | 752 | 6.1 mi | 80 |
| MT-308568 Gravel · Power at road | 694.6 | Mar 9, 2026 | $1,234,000 | 1,777 | 1,104 | 4.7 mi | 79 |
| MT-568092 Paved · Power at road | 492.0 | Sep 19, 2025 | $1,440,400 | 2,928 | 1,415 | 7.8 mi | 74 |
| MT-817620 Gravel · Full utilities | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 1,111 | 2.3 mi | 72 |
| MT-197149 Gravel · Full utilities | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 860 | 3.2 mi | 67 |
| MT-839014 Gravel · Full utilities | 959.5 | Aug 31, 2024 | $1,134,000 | 1,182 | 707 | 6.9 mi | 64 |
| MT-696978 Dirt · Off grid | 219.5 | Mar 6, 2025 | $362,200 | 1,650 | 1,039 | 7.2 mi | 62 |
| MT-956711 Paved · Power at road | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 1,605 | 5.9 mi | 62 |
Show adjustment detail for the top comp
- Tract size (641.39 ac → 581.21 ac)+3.1%
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.