MT-651407
9806 County Road 66
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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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $5,548 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-550534 Gravel · Power at road | 2.1 | Jul 27, 2026 | $10,200 | 4,954 | 2,819 | 3.8 mi | 76 |
| MT-730096 Dirt · Full utilities | 1.5 | Apr 18, 2026 | $7,500 | 5,027 | 2,743 | 1.9 mi | 76 |
| MT-370039 Gravel · Power at road | 1.4 | Jul 27, 2026 | $4,900 | 3,373 | 1,908 | 8.9 mi | 69 |
| MT-790250 Dirt · Power at road | 1.7 | Nov 12, 2024 | $6,900 | 4,101 | 2,897 | 8.4 mi | 60 |
| MT-663625 Gravel · Power at road | 19.4 | Aug 18, 2024 | $71,500 | 3,693 | 2,609 | 4.6 mi | 54 |
Show adjustment detail for the top comp
- Tract size (2.06 ac → 3.88 ac)-1.8%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Off grid)-15.0%
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.