MT-170383
8279 County Road 212
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.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $1,717 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-720659 Landlocked · Off grid | 2.3 | Apr 21, 2025 | $3,700 | 1,635 | 2,487 | 17.4 mi | 74 |
| MT-470222 Dirt · Full utilities | 1.6 | Feb 23, 2024 | $7,900 | 4,835 | 4,212 | 12.9 mi | 68 |
| MT-520083 Dirt · Off grid | 1.5 | Apr 24, 2024 | $3,400 | 2,288 | 2,838 | 7.8 mi | 68 |
| MT-992954 Gravel · Off grid | 11.9 | Jul 27, 2026 | $33,000 | 2,776 | 2,964 | 15.2 mi | 63 |
| MT-652989 Gravel · Off grid | 12.2 | Jul 19, 2026 | $36,800 | 3,013 | 3,228 | 8.8 mi | 62 |
| MT-193182 Dirt · Off grid | 14.0 | Jul 27, 2026 | $47,900 | 3,412 | 4,305 | 9.7 mi | 61 |
| MT-422516 Dirt · Power at road | 8.7 | Nov 18, 2024 | $24,700 | 2,858 | 3,148 | 1.3 mi | 58 |
Show adjustment detail for the top comp
- Utilities (Off grid → Full utilities)+43.5%
- Market time (16 mo)+5.5%
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.