MT-652989
2224 County Road 265
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 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 $22,868 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-992954 Gravel · Off grid | 11.9 | Jul 27, 2026 | $33,000 | 2,776 | 2,776 | 6.4 mi | 90 |
| MT-193182 Dirt · Off grid | 14.0 | Jul 27, 2026 | $47,900 | 3,412 | 4,031 | 1.5 mi | 88 |
| MT-422516 Dirt · Power at road | 8.7 | Nov 18, 2024 | $24,700 | 2,858 | 2,947 | 9.8 mi | 66 |
| MT-954378 Gravel · Power at road | 33.4 | Jul 26, 2025 | $82,200 | 2,464 | 2,491 | 8.2 mi | 64 |
| MT-174214 Paved · Off grid | 29.6 | Jun 22, 2024 | $87,900 | 2,965 | 3,061 | 3.3 mi | 63 |
Show adjustment detail for the top comp
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.