MT-364436
6244 County Road 185
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
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 $115,342 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-593838 Dirt · Power at road | 22.6 | Jul 27, 2026 | $65,900 | 2,918 | 3,180 | 5.7 mi | 80 |
| MT-314863 Gravel · Power at road | 47.4 | Aug 19, 2025 | $152,100 | 3,207 | 3,536 | 6.4 mi | 77 |
| MT-615038 Landlocked · Off grid | 53.9 | Jun 29, 2026 | $145,400 | 2,700 | 5,100 | 9.1 mi | 75 |
| MT-663625 Gravel · Power at road | 19.4 | Aug 18, 2024 | $71,500 | 3,693 | 3,668 | 13.1 mi | 69 |
| MT-125914 Gravel · Power at road | 101.6 | Sep 20, 2024 | $277,200 | 2,729 | 3,697 | 5.6 mi | 63 |
| MT-386034 Gravel · Power at road | 110.8 | Jul 16, 2024 | $248,600 | 2,244 | 3,129 | 7.8 mi | 60 |
Show adjustment detail for the top comp
- Tract size (22.57 ac → 34.81 ac)-6.5%
- Access (Dirt → Gravel)+16.3%
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.