MT-776900
2116 County Road 208
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
2,408 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $171,026 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-527373 Gravel · Full utilities | 292.3 | Jul 27, 2026 | $836,700 | 2,863 | 2,593 | 7.0 mi | 82 |
| MT-737695 Dirt · Off grid | 369.0 | Jul 27, 2026 | $583,900 | 1,582 | 2,561 | 6.8 mi | 75 |
| MT-775823 Dirt · Full utilities | 95.1 | Jul 27, 2026 | $334,900 | 3,521 | 2,740 | 8.5 mi | 72 |
| MT-925475 Paved · Power at road | 73.9 | May 27, 2025 | $277,600 | 3,756 | 2,569 | 6.5 mi | 68 |
| MT-205818 Gravel · Power at road | 94.7 | Jun 11, 2025 | $275,100 | 2,904 | 2,480 | 11.3 mi | 66 |
| MT-317722 Gravel · Full utilities | 376.3 | Apr 6, 2025 | $665,500 | 1,768 | 1,820 | 11.6 mi | 65 |
| MT-666223 Dirt · Off grid | 127.0 | Mar 10, 2024 | $178,900 | 1,408 | 1,860 | 3.8 mi | 65 |
| MT-678001 Paved · Power at road | 460.6 | Mar 1, 2024 | $1,054,500 | 2,289 | 2,700 | 6.7 mi | 61 |
| MT-737985 Paved · Off grid | 455.3 | Mar 6, 2024 | $753,000 | 1,654 | 2,285 | 4.8 mi | 60 |
Show adjustment detail for the top comp
- Tract size (292.26 ac → 207.47 ac)+10.3%
- Utilities (Full utilities → Power at road)-18.0%
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.