MT-568092
5564 County Road 177
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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
3,004 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 $829,585 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 | 2,581 | 0.5 mi | 84 |
| MT-308568 Gravel · Power at road | 694.6 | Mar 9, 2026 | $1,234,000 | 1,777 | 2,371 | 10.2 mi | 75 |
| MT-318322 Landlocked · Off grid | 581.2 | Sep 10, 2025 | $581,100 | 1,000 | 2,231 | 7.8 mi | 74 |
| MT-956711 Paved · Power at road | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 3,445 | 3.5 mi | 73 |
| MT-728731 Landlocked · Off grid | 781.6 | Jul 27, 2026 | $480,500 | 615 | 1,449 | 15.6 mi | 72 |
| MT-767139 Landlocked · Power at road | 246.7 | Jul 27, 2026 | $280,700 | 1,138 | 1,615 | 13.9 mi | 72 |
| MT-817620 Gravel · Full utilities | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 2,386 | 9.8 mi | 70 |
| MT-197149 Gravel · Full utilities | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 1,846 | 8.4 mi | 65 |
| MT-396974 Dirt · Power at road | 218.9 | Sep 6, 2024 | $361,400 | 1,651 | 1,933 | 4.0 mi | 64 |
| MT-346453 Landlocked · Power at road | 150.1 | Dec 20, 2024 | $160,100 | 1,067 | 1,408 | 1.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (641.39 ac → 492.01 ac)+8.4%
- Access (Landlocked → Paved)+73.5%
- Utilities (Off grid → Power at road)+17.6%
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.