MT-300544
6996 County Road 355
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
367 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 8 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 $2,815 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 | 3,019 | 12.3 mi | 75 |
| MT-201122 Gravel · Off grid | 3.2 | Jul 28, 2025 | $11,500 | 3,637 | 3,300 | 6.0 mi | 72 |
| MT-102179 Dirt · Full utilities | 6.8 | Jul 27, 2026 | $22,900 | 3,377 | 2,464 | 7.1 mi | 71 |
| MT-142259 Dirt · Off grid | 7.2 | Jan 10, 2026 | $24,800 | 3,448 | 3,706 | 8.1 mi | 67 |
| MT-712186 Gravel · Power at road | 6.8 | Jul 1, 2026 | $20,100 | 2,946 | 2,262 | 8.7 mi | 66 |
| MT-631780 Dirt · Full utilities | 5.1 | Jan 21, 2025 | $23,200 | 4,564 | 3,487 | 5.0 mi | 64 |
| MT-282157 Gravel · Full utilities | 6.7 | Apr 6, 2025 | $42,000 | 6,281 | 4,153 | 7.9 mi | 59 |
| MT-432098 Paved · Full utilities | 6.4 | Feb 8, 2025 | $46,400 | 7,257 | 4,081 | 12.5 mi | 55 |
Show adjustment detail for the top comp
- Tract size (3.12 ac → 2.08 ac)+1.0%
- Access (Paved → Dirt)-27.1%
- 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.