MT-956711
2731 County Road 331
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
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 $500,016 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 | 2,159 | 11.7 mi | 79 |
| MT-346453 Landlocked · Power at road | 150.1 | Dec 20, 2024 | $160,100 | 1,067 | 1,882 | 2.7 mi | 76 |
| MT-568092 Paved · Power at road | 492.0 | Sep 19, 2025 | $1,440,400 | 2,928 | 4,061 | 3.5 mi | 74 |
| MT-396974 Dirt · Power at road | 218.9 | Sep 6, 2024 | $361,400 | 1,651 | 2,584 | 3.6 mi | 73 |
| MT-197149 Gravel · Full utilities | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 2,467 | 5.4 mi | 73 |
| MT-696978 Dirt · Off grid | 219.5 | Mar 6, 2025 | $362,200 | 1,650 | 2,981 | 7.6 mi | 71 |
| MT-817620 Gravel · Full utilities | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 3,189 | 8.2 mi | 66 |
| MT-125914 Gravel · Power at road | 101.6 | Sep 20, 2024 | $277,200 | 2,729 | 2,990 | 6.4 mi | 66 |
| MT-386034 Gravel · Power at road | 110.8 | Jul 16, 2024 | $248,600 | 2,244 | 2,531 | 11.1 mi | 64 |
| MT-615038 Landlocked · Off grid | 53.9 | Jun 29, 2026 | $145,400 | 2,700 | 4,125 | 12.4 mi | 64 |
Show adjustment detail for the top comp
- Tract size (246.69 ac → 180.92 ac)+9.1%
- Access (Landlocked → Paved)+73.5%
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.