MT-779814
3346 County Road 364
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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?
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.
5,970 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 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 $1,132,997 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-289356 Gravel · Off grid | 1229.3 | Jul 27, 2026 | $994,300 | 809 | 731 | 3.5 mi | 86 |
| MT-399645 Dirt · Power at road | 1515.5 | Oct 6, 2025 | $1,418,500 | 936 | 922 | 6.6 mi | 76 |
| MT-469664 Landlocked · Power at road | 1536.5 | Sep 6, 2025 | $1,228,000 | 799 | 1,004 | 11.0 mi | 73 |
| MT-599470 Landlocked · Power at road | 1335.1 | Aug 26, 2024 | $826,700 | 619 | 775 | 2.5 mi | 71 |
| MT-247400 Dirt · Full utilities | 298.0 | Sep 22, 2025 | $659,500 | 2,213 | 1,090 | 5.7 mi | 58 |
Show adjustment detail for the top comp
- Tract size (1229.26 ac → 1712.92 ac)-9.9%
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.