MT-474132
5475 County Road 109
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.
Missoula County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Missoula 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.
1,220 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 9 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 $62,594 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-264012 Gravel · Off grid | 25.6 | Jul 27, 2026 | $107,200 | 4,187 | 7,014 | 12.3 mi | 85 |
| MT-614011 Gravel · Power at road | 25.6 | Jul 27, 2026 | $74,400 | 2,906 | 4,137 | 7.5 mi | 83 |
| MT-273981 Gravel · Off grid | 25.0 | Jul 27, 2026 | $82,900 | 3,311 | 5,529 | 9.5 mi | 81 |
| MT-663716 Paved · Power at road | 20.7 | Sep 29, 2024 | $165,500 | 8,010 | 10,101 | 1.1 mi | 79 |
| MT-155262 Gravel · Full utilities | 63.3 | Feb 1, 2026 | $338,500 | 5,344 | 7,511 | 5.4 mi | 75 |
| MT-845342 Dirt · Off grid | 67.1 | Jun 12, 2026 | $148,600 | 2,215 | 5,184 | 3.8 mi | 72 |
| MT-453189 Dirt · Off grid | 14.1 | Jul 18, 2026 | $53,700 | 3,804 | 6,887 | 10.7 mi | 71 |
| MT-813422 Dirt · Power at road | 16.7 | Oct 8, 2025 | $65,200 | 3,903 | 6,316 | 8.5 mi | 69 |
| MT-884784 Gravel · Power at road | 44.8 | Mar 12, 2024 | $152,600 | 3,407 | 5,866 | 3.4 mi | 65 |
Show adjustment detail for the top comp
- Tract size (25.61 ac → 27.93 ac)-1.3%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Full utilities)+43.5%
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.