MT-666223
5807 County Road 233
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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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
2,081 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 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 $52,121 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-775823 Dirt · Full utilities | 95.1 | Jul 27, 2026 | $334,900 | 3,521 | 2,286 | 12.2 mi | 79 |
| MT-974732 Gravel · Full utilities | 43.1 | Jul 27, 2026 | $171,100 | 3,967 | 1,865 | 2.1 mi | 72 |
| MT-737695 Dirt · Off grid | 369.0 | Jul 27, 2026 | $583,900 | 1,582 | 2,137 | 10.2 mi | 72 |
| MT-527373 Gravel · Full utilities | 292.3 | Jul 27, 2026 | $836,700 | 2,863 | 2,164 | 10.8 mi | 69 |
| MT-205818 Gravel · Power at road | 94.7 | Jun 11, 2025 | $275,100 | 2,904 | 2,070 | 14.5 mi | 67 |
| MT-776900 Gravel · Power at road | 207.5 | Mar 25, 2024 | $446,500 | 2,152 | 1,976 | 3.8 mi | 65 |
| MT-925475 Paved · Power at road | 73.9 | May 27, 2025 | $277,600 | 3,756 | 2,143 | 10.3 mi | 65 |
| MT-754728 Gravel · Off grid | 43.0 | Oct 21, 2024 | $93,600 | 2,177 | 1,577 | 13.6 mi | 56 |
| MT-317722 Gravel · Full utilities | 376.3 | Apr 6, 2025 | $665,500 | 1,768 | 1,518 | 14.5 mi | 56 |
Show adjustment detail for the top comp
- Tract size (95.09 ac → 127.05 ac)-7.0%
- Utilities (Full utilities → Off grid)-30.3%
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.