MT-712186
3329 County Road 193
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?
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.
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 $4,111 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 | 3,225 | 5.3 mi | 86 |
| MT-142259 Dirt · Off grid | 7.2 | Jan 10, 2026 | $24,800 | 3,448 | 4,850 | 1.3 mi | 83 |
| MT-282157 Gravel · Full utilities | 6.7 | Apr 6, 2025 | $42,000 | 6,281 | 5,436 | 5.7 mi | 78 |
| MT-572769 Dirt · Off grid | 10.4 | Jul 27, 2026 | $46,800 | 4,496 | 6,350 | 9.3 mi | 76 |
| MT-432098 Paved · Full utilities | 6.4 | Feb 8, 2025 | $46,400 | 7,257 | 5,342 | 5.1 mi | 75 |
| MT-201122 Gravel · Off grid | 3.2 | Jul 28, 2025 | $11,500 | 3,637 | 4,320 | 3.6 mi | 74 |
| MT-602519 Landlocked · Full utilities | 8.7 | Jan 8, 2025 | $25,700 | 2,966 | 3,877 | 3.1 mi | 72 |
| MT-691107 Paved · Off grid | 3.1 | Jun 2, 2026 | $12,700 | 4,066 | 3,952 | 6.0 mi | 72 |
| MT-631780 Dirt · Full utilities | 5.1 | Jan 21, 2025 | $23,200 | 4,564 | 4,564 | 5.5 mi | 70 |
| MT-963215 Gravel · Off grid | 14.4 | Aug 25, 2024 | $45,200 | 3,142 | 4,249 | 2.3 mi | 66 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- 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.