MT-845342
5027 County Road 214
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Missoula County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Missoula market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
971 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 $26,782 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-155262 Gravel · Full utilities | 63.3 | Feb 1, 2026 | $338,500 | 5,344 | 3,233 | 8.6 mi | 79 |
| MT-614011 Gravel · Power at road | 25.6 | Jul 27, 2026 | $74,400 | 2,906 | 1,781 | 11.2 mi | 73 |
| MT-926306 Gravel · Full utilities | 134.9 | Jul 27, 2026 | $619,600 | 4,592 | 3,267 | 12.5 mi | 71 |
| MT-273981 Gravel · Off grid | 25.0 | Jul 27, 2026 | $82,900 | 3,311 | 2,380 | 12.9 mi | 69 |
| MT-264012 Gravel · Off grid | 25.6 | Jul 27, 2026 | $107,200 | 4,187 | 3,019 | 14.7 mi | 68 |
| MT-474132 Paved · Full utilities | 27.9 | Dec 7, 2025 | $140,900 | 5,043 | 2,233 | 3.8 mi | 68 |
| MT-796658 Gravel · Full utilities | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 2,844 | 12.9 mi | 67 |
| MT-884784 Gravel · Power at road | 44.8 | Mar 12, 2024 | $152,600 | 3,407 | 2,525 | 5.0 mi | 66 |
| MT-346512 Gravel · Off grid | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 4,031 | 11.0 mi | 61 |
| MT-663716 Paved · Power at road | 20.7 | Sep 29, 2024 | $165,500 | 8,010 | 4,347 | 4.2 mi | 58 |
Show adjustment detail for the top comp
- Tract size (63.33 ac → 67.11 ac)-1.3%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (6 mo)+2.2%
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.