MT-652002
4601 County Road 225
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Ravalli County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Ravalli market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 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 $17,405 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-872333 Dirt · Full utilities | 7.6 | Jul 27, 2026 | $29,800 | 3,923 | 3,170 | 1.5 mi | 85 |
| MT-722815 Paved · Off grid | 10.8 | Oct 22, 2025 | $56,900 | 5,285 | 4,731 | 12.4 mi | 69 |
| MT-680875 Dirt · Off grid | 2.6 | Nov 29, 2025 | $9,400 | 3,559 | 4,054 | 8.2 mi | 69 |
| MT-363115 Paved · Power at road | 13.4 | Apr 29, 2025 | $117,100 | 8,757 | 6,929 | 3.9 mi | 69 |
| MT-403088 Dirt · Full utilities | 13.1 | Jul 13, 2025 | $75,200 | 5,733 | 5,050 | 2.3 mi | 68 |
| MT-542812 Landlocked · Full utilities | 10.7 | Jul 13, 2024 | $56,800 | 5,285 | 6,013 | 4.4 mi | 68 |
| MT-180603 Dirt · Power at road | 2.2 | Jul 27, 2026 | $6,700 | 3,079 | 2,888 | 8.4 mi | 67 |
| MT-843604 Dirt · Off grid | 19.1 | Jun 18, 2025 | $54,200 | 2,847 | 3,762 | 1.8 mi | 62 |
| MT-362972 Paved · Power at road | 12.1 | Jul 17, 2024 | $90,500 | 7,513 | 6,069 | 12.5 mi | 58 |
| MT-563616 Gravel · Off grid | 19.2 | Mar 17, 2024 | $51,300 | 2,670 | 3,189 | 11.4 mi | 52 |
Show adjustment detail for the top comp
- Tract size (7.59 ac → 5.97 ac)+1.4%
- Access (Dirt → Landlocked)-20.9%
- Market time (2 mo)+0.8%
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.