MT-289356
3857 County Road 312
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
3,911 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 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 $305,461 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-779814 Gravel · Off grid | 1712.9 | Feb 11, 2025 | $1,967,300 | 1,149 | 1,355 | 3.5 mi | 75 |
| MT-399645 Dirt · Power at road | 1515.5 | Oct 6, 2025 | $1,418,500 | 936 | 1,023 | 9.8 mi | 72 |
| MT-599470 Landlocked · Power at road | 1335.1 | Aug 26, 2024 | $826,700 | 619 | 860 | 5.9 mi | 72 |
| MT-469664 Landlocked · Power at road | 1536.5 | Sep 6, 2025 | $1,228,000 | 799 | 1,114 | 14.5 mi | 69 |
| MT-247400 Dirt · Full utilities | 298.0 | Sep 22, 2025 | $659,500 | 2,213 | 1,210 | 7.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (1712.92 ac → 1229.26 ac)+11.0%
- Market time (18 mo)+6.3%
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.