MT-926306
6128 County Road 222
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,771 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 7 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 $314,284 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-796658 Gravel · Full utilities | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 4,007 | 4.4 mi | 86 |
| MT-346512 Gravel · Off grid | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 5,679 | 2.6 mi | 82 |
| MT-155262 Gravel · Full utilities | 63.3 | Feb 1, 2026 | $338,500 | 5,344 | 4,554 | 3.9 mi | 80 |
| MT-827319 Dirt · Power at road | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 5,305 | 1.3 mi | 77 |
| MT-845342 Dirt · Off grid | 67.1 | Jun 12, 2026 | $148,600 | 2,215 | 3,143 | 12.5 mi | 70 |
| MT-997125 Landlocked · Full utilities | 244.2 | Nov 8, 2024 | $413,300 | 1,692 | 3,146 | 3.7 mi | 68 |
| MT-884784 Gravel · Power at road | 44.8 | Mar 12, 2024 | $152,600 | 3,407 | 3,557 | 8.0 mi | 58 |
Show adjustment detail for the top comp
- Tract size (174.11 ac → 134.92 ac)+7.1%
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.