MT-550534
8859 County Road 223
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
326 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 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 $4,462 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-370039 Gravel · Power at road | 1.4 | Jul 27, 2026 | $4,900 | 3,373 | 3,359 | 11.5 mi | 85 |
| MT-730096 Dirt · Full utilities | 1.5 | Apr 18, 2026 | $7,500 | 5,027 | 4,830 | 3.7 mi | 78 |
| MT-790250 Dirt · Power at road | 1.7 | Nov 12, 2024 | $6,900 | 4,101 | 5,101 | 5.0 mi | 77 |
| MT-651407 Landlocked · Off grid | 3.9 | Jul 27, 2026 | $9,700 | 2,496 | 4,405 | 3.8 mi | 76 |
| MT-593838 Dirt · Power at road | 22.6 | Jul 27, 2026 | $65,900 | 2,918 | 3,984 | 12.5 mi | 60 |
| MT-663625 Gravel · Power at road | 19.4 | Aug 18, 2024 | $71,500 | 3,693 | 4,594 | 8.3 mi | 53 |
Show adjustment detail for the top comp
- Tract size (1.44 ac → 2.06 ac)-0.6%
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.