MT-201122
4698 County Road 105
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Lincoln County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Lincoln 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.
326 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $6,630 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-691107 Paved · Off grid | 3.1 | Jun 2, 2026 | $12,700 | 4,066 | 3,474 | 9.2 mi | 84 |
| MT-712186 Gravel · Power at road | 6.8 | Jul 1, 2026 | $20,100 | 2,946 | 2,603 | 3.6 mi | 81 |
| MT-102179 Dirt · Full utilities | 6.8 | Jul 27, 2026 | $22,900 | 3,377 | 2,835 | 2.3 mi | 75 |
| MT-142259 Dirt · Off grid | 7.2 | Jan 10, 2026 | $24,800 | 3,448 | 4,263 | 2.5 mi | 72 |
| MT-572769 Dirt · Off grid | 10.4 | Jul 27, 2026 | $46,800 | 4,496 | 5,581 | 8.3 mi | 69 |
| MT-300544 Dirt · Off grid | 2.1 | Nov 26, 2024 | $5,700 | 2,754 | 3,398 | 6.0 mi | 69 |
| MT-631780 Dirt · Full utilities | 5.1 | Jan 21, 2025 | $23,200 | 4,564 | 4,012 | 5.2 mi | 67 |
| MT-282157 Gravel · Full utilities | 6.7 | Apr 6, 2025 | $42,000 | 6,281 | 4,778 | 7.0 mi | 66 |
| MT-432098 Paved · Full utilities | 6.4 | Feb 8, 2025 | $46,400 | 7,257 | 4,696 | 6.5 mi | 63 |
| MT-602519 Landlocked · Full utilities | 8.7 | Jan 8, 2025 | $25,700 | 2,966 | 3,407 | 4.8 mi | 61 |
Show adjustment detail for the top comp
- Access (Paved → Gravel)-15.3%
- Market time (2 mo)+0.9%
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.