MT-997125
267 County Road 269
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?
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.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $68,919 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-827319 Dirt · Power at road | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 3,066 | 4.5 mi | 84 |
| MT-796658 Gravel · Full utilities | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 2,316 | 5.3 mi | 82 |
| MT-926306 Gravel · Full utilities | 134.9 | Jul 27, 2026 | $619,600 | 4,592 | 2,660 | 3.7 mi | 79 |
| MT-346512 Gravel · Off grid | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 3,282 | 3.1 mi | 69 |
| MT-148816 Landlocked · Off grid | 831.3 | Feb 16, 2025 | $887,900 | 1,068 | 2,350 | 6.4 mi | 61 |
| MT-558778 Paved · Power at road | 808.7 | May 6, 2024 | $1,839,600 | 2,275 | 2,506 | 6.6 mi | 60 |
Show adjustment detail for the top comp
- Tract size (281.05 ac → 244.2 ac)+4.1%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Full utilities)+22.0%
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.