MT-174214
4066 County Road 218
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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.
536 ft of deeded road frontage.
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 6 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 $51,728 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-193182 Dirt · Off grid | 14.0 | Jul 27, 2026 | $47,900 | 3,412 | 4,258 | 4.8 mi | 76 |
| MT-652989 Gravel · Off grid | 12.2 | Jul 19, 2026 | $36,800 | 3,013 | 3,193 | 3.3 mi | 75 |
| MT-954378 Gravel · Power at road | 33.4 | Jul 26, 2025 | $82,200 | 2,464 | 2,632 | 7.7 mi | 74 |
| MT-992954 Gravel · Off grid | 11.9 | Jul 27, 2026 | $33,000 | 2,776 | 2,932 | 8.3 mi | 72 |
| MT-595205 Dirt · Off grid | 60.8 | Jun 26, 2024 | $106,500 | 1,752 | 2,997 | 2.4 mi | 71 |
| MT-422516 Dirt · Power at road | 8.7 | Nov 18, 2024 | $24,700 | 2,858 | 3,113 | 8.7 mi | 55 |
Show adjustment detail for the top comp
- Tract size (14.04 ac → 29.64 ac)-9.2%
- Access (Dirt → Paved)+37.2%
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.