MT-696978
6544 County Road 248
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
2,655 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $179,635 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 | 1,267 | 12.2 mi | 80 |
| MT-396974 Dirt · Power at road | 218.9 | Sep 6, 2024 | $361,400 | 1,651 | 1,517 | 4.4 mi | 77 |
| MT-298458 Landlocked · Off grid | 641.4 | Jul 27, 2026 | $746,500 | 1,164 | 2,025 | 6.0 mi | 77 |
| MT-197149 Gravel · Full utilities | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 1,448 | 9.7 mi | 73 |
| MT-956711 Paved · Power at road | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 2,703 | 7.6 mi | 73 |
| MT-817620 Gravel · Full utilities | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 1,872 | 8.1 mi | 69 |
| MT-346453 Landlocked · Power at road | 150.1 | Dec 20, 2024 | $160,100 | 1,067 | 1,105 | 7.2 mi | 67 |
| MT-308568 Gravel · Power at road | 694.6 | Mar 9, 2026 | $1,234,000 | 1,777 | 1,860 | 11.6 mi | 67 |
| MT-568092 Paved · Power at road | 492.0 | Sep 19, 2025 | $1,440,400 | 2,928 | 2,384 | 5.8 mi | 66 |
| MT-318322 Landlocked · Off grid | 581.2 | Sep 10, 2025 | $581,100 | 1,000 | 1,750 | 7.2 mi | 65 |
Show adjustment detail for the top comp
- Tract size (246.69 ac → 219.53 ac)+3.4%
- Access (Landlocked → Dirt)+26.5%
- 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.