MT-572769
3155 County Road 370
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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.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
789 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 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 $27,872 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 | 2,288 | 10.2 mi | 78 |
| MT-142259 Dirt · Off grid | 7.2 | Jan 10, 2026 | $24,800 | 3,448 | 3,442 | 9.4 mi | 77 |
| MT-712186 Gravel · Power at road | 6.8 | Jul 1, 2026 | $20,100 | 2,946 | 2,101 | 9.3 mi | 76 |
| MT-824212 Paved · Off grid | 29.6 | Jul 27, 2026 | $90,600 | 3,061 | 2,532 | 10.3 mi | 74 |
| MT-282157 Gravel · Full utilities | 6.7 | Apr 6, 2025 | $42,000 | 6,281 | 3,857 | 5.5 mi | 73 |
| MT-104232 Gravel · Power at road | 30.0 | Jul 27, 2026 | $102,000 | 3,398 | 2,826 | 7.1 mi | 70 |
| MT-631780 Dirt · Full utilities | 5.1 | Jan 21, 2025 | $23,200 | 4,564 | 3,239 | 3.8 mi | 68 |
| MT-963215 Gravel · Off grid | 14.4 | Aug 25, 2024 | $45,200 | 3,142 | 3,015 | 8.6 mi | 68 |
| MT-602519 Landlocked · Full utilities | 8.7 | Jan 8, 2025 | $25,700 | 2,966 | 2,751 | 12.2 mi | 68 |
| MT-691107 Paved · Off grid | 3.1 | Jun 2, 2026 | $12,700 | 4,066 | 2,804 | 10.5 mi | 67 |
Show adjustment detail for the top comp
- Tract size (6.79 ac → 10.41 ac)-3.0%
- 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.