MT-396974
9653 County Road 311
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Glacier County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Glacier market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,403 ft of deeded road frontage.
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 $171,862 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-767139 Landlocked · Power at road | 246.7 | Jul 27, 2026 | $280,700 | 1,138 | 1,492 | 10.0 mi | 83 |
| MT-696978 Dirt · Off grid | 219.5 | Mar 6, 2025 | $362,200 | 1,650 | 2,061 | 4.4 mi | 79 |
| MT-956711 Paved · Power at road | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 3,183 | 3.6 mi | 77 |
| MT-817620 Gravel · Full utilities | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 2,204 | 5.9 mi | 75 |
| MT-197149 Gravel · Full utilities | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 1,705 | 5.6 mi | 75 |
| MT-346453 Landlocked · Power at road | 150.1 | Dec 20, 2024 | $160,100 | 1,067 | 1,301 | 4.6 mi | 75 |
| MT-298458 Landlocked · Off grid | 641.4 | Jul 27, 2026 | $746,500 | 1,164 | 2,384 | 3.7 mi | 71 |
| MT-568092 Paved · Power at road | 492.0 | Sep 19, 2025 | $1,440,400 | 2,928 | 2,807 | 4.0 mi | 69 |
| MT-308568 Gravel · Power at road | 694.6 | Mar 9, 2026 | $1,234,000 | 1,777 | 2,190 | 7.5 mi | 66 |
| MT-318322 Landlocked · Off grid | 581.2 | Sep 10, 2025 | $581,100 | 1,000 | 2,061 | 4.0 mi | 65 |
Show adjustment detail for the top comp
- Tract size (246.69 ac → 218.9 ac)+3.4%
- Access (Landlocked → Dirt)+26.5%
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.