MT-686701
2209 County Road 213
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Lewis and Clark County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Lewis and Clark market data →Step 1 · Is this a deal?
1 item 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.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $251,189 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-106608 Gravel · Power at road | 167.9 | Jul 27, 2026 | $359,000 | 2,138 | 1,745 | 4.1 mi | 90 |
| MT-296250 Dirt · Off grid | 129.6 | Jul 27, 2026 | $217,000 | 1,675 | 1,746 | 9.4 mi | 77 |
| MT-366573 Gravel · Power at road | 163.7 | Mar 9, 2025 | $407,700 | 2,490 | 2,136 | 15.5 mi | 73 |
| MT-247400 Dirt · Full utilities | 298.0 | Sep 22, 2025 | $659,500 | 2,213 | 2,095 | 8.3 mi | 70 |
| MT-595205 Dirt · Off grid | 60.8 | Jun 26, 2024 | $106,500 | 1,752 | 1,658 | 12.1 mi | 54 |
Show adjustment detail for the top comp
- Tract size (167.91 ac → 179.62 ac)-1.8%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Full utilities)+22.0%
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.