MT-595205
7077 County Road 86
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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,722 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 $27,840 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-296250 Dirt · Off grid | 129.6 | Jul 27, 2026 | $217,000 | 1,675 | 2,011 | 3.7 mi | 80 |
| MT-174214 Paved · Off grid | 29.6 | Jun 22, 2024 | $87,900 | 2,965 | 2,060 | 2.4 mi | 71 |
| MT-106608 Gravel · Power at road | 167.9 | Jul 27, 2026 | $359,000 | 2,138 | 2,010 | 9.6 mi | 69 |
| MT-954378 Gravel · Power at road | 33.4 | Jul 26, 2025 | $82,200 | 2,464 | 1,677 | 9.7 mi | 65 |
| MT-366573 Gravel · Power at road | 163.7 | Mar 9, 2025 | $407,700 | 2,490 | 2,460 | 4.2 mi | 62 |
| MT-686701 Landlocked · Full utilities | 179.6 | Jun 5, 2024 | $392,100 | 2,183 | 2,746 | 12.1 mi | 53 |
Show adjustment detail for the top comp
- Tract size (129.56 ac → 60.77 ac)+19.8%
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.