MT-615038
6769 County Road 169
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $85,379 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-314863 Gravel · Power at road | 47.4 | Aug 19, 2025 | $152,100 | 3,207 | 1,882 | 12.1 mi | 72 |
| MT-364436 Gravel · Power at road | 34.8 | Feb 13, 2026 | $180,100 | 5,174 | 2,812 | 9.1 mi | 72 |
| MT-386034 Gravel · Power at road | 110.8 | Jul 16, 2024 | $248,600 | 2,244 | 1,665 | 1.3 mi | 69 |
| MT-593838 Dirt · Power at road | 22.6 | Jul 27, 2026 | $65,900 | 2,918 | 1,693 | 13.7 mi | 67 |
| MT-125914 Gravel · Power at road | 101.6 | Sep 20, 2024 | $277,200 | 2,729 | 1,968 | 6.2 mi | 63 |
| MT-346453 Landlocked · Power at road | 150.1 | Dec 20, 2024 | $160,100 | 1,067 | 1,239 | 15.0 mi | 57 |
| MT-956711 Paved · Power at road | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 3,030 | 12.4 mi | 57 |
| MT-663625 Gravel · Power at road | 19.4 | Aug 18, 2024 | $71,500 | 3,693 | 1,952 | 15.4 mi | 54 |
Show adjustment detail for the top comp
- Tract size (47.43 ac → 53.85 ac)-2.5%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (12 mo)+4.2%
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.