MT-282157
2381 County Road 202
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Lincoln County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Lincoln market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
274 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 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 $28,557 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-712186 Gravel · Power at road | 6.8 | Jul 1, 2026 | $20,100 | 2,946 | 3,617 | 5.7 mi | 87 |
| MT-102179 Dirt · Full utilities | 6.8 | Jul 27, 2026 | $22,900 | 3,377 | 3,939 | 9.4 mi | 85 |
| MT-572769 Dirt · Off grid | 10.4 | Jul 27, 2026 | $46,800 | 4,496 | 7,756 | 5.5 mi | 82 |
| MT-142259 Dirt · Off grid | 7.2 | Jan 10, 2026 | $24,800 | 3,448 | 5,925 | 6.4 mi | 79 |
| MT-432098 Paved · Full utilities | 6.4 | Feb 8, 2025 | $46,400 | 7,257 | 6,526 | 10.7 mi | 78 |
| MT-631780 Dirt · Full utilities | 5.1 | Jan 21, 2025 | $23,200 | 4,564 | 5,575 | 2.9 mi | 74 |
| MT-691107 Paved · Off grid | 3.1 | Jun 2, 2026 | $12,700 | 4,066 | 4,828 | 4.9 mi | 72 |
| MT-602519 Landlocked · Full utilities | 8.7 | Jan 8, 2025 | $25,700 | 2,966 | 4,735 | 8.8 mi | 70 |
| MT-201122 Gravel · Off grid | 3.2 | Jul 28, 2025 | $11,500 | 3,637 | 5,277 | 7.0 mi | 67 |
| MT-963215 Gravel · Off grid | 14.4 | Aug 25, 2024 | $45,200 | 3,142 | 5,190 | 3.9 mi | 65 |
Show adjustment detail for the top comp
- Utilities (Power at road → Full utilities)+22.0%
- Market time (1 mo)+0.5%
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.