MT-432098
5577 County Road 55
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $31,547 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-102179 Dirt · Full utilities | 6.8 | Jul 27, 2026 | $22,900 | 3,377 | 4,660 | 6.3 mi | 86 |
| MT-712186 Gravel · Power at road | 6.8 | Jul 1, 2026 | $20,100 | 2,946 | 4,278 | 5.1 mi | 84 |
| MT-142259 Dirt · Off grid | 7.2 | Jan 10, 2026 | $24,800 | 3,448 | 7,008 | 4.8 mi | 79 |
| MT-282157 Gravel · Full utilities | 6.7 | Apr 6, 2025 | $42,000 | 6,281 | 7,854 | 10.7 mi | 79 |
| MT-572769 Dirt · Off grid | 10.4 | Jul 27, 2026 | $46,800 | 4,496 | 9,175 | 14.2 mi | 77 |
| MT-602519 Landlocked · Full utilities | 8.7 | Jan 8, 2025 | $25,700 | 2,966 | 5,601 | 2.0 mi | 74 |
| MT-691107 Paved · Off grid | 3.1 | Jun 2, 2026 | $12,700 | 4,066 | 5,711 | 9.6 mi | 73 |
| MT-631780 Dirt · Full utilities | 5.1 | Jan 21, 2025 | $23,200 | 4,564 | 6,595 | 10.5 mi | 70 |
| MT-201122 Gravel · Off grid | 3.2 | Jul 28, 2025 | $11,500 | 3,637 | 6,242 | 6.5 mi | 66 |
| MT-263640 Dirt · Power at road | 19.6 | Sep 30, 2024 | $70,400 | 3,600 | 7,176 | 1.2 mi | 61 |
Show adjustment detail for the top comp
- Access (Dirt → Paved)+37.2%
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.