MT-843604
4138 County Road 171
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
625 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 $23,714 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 | 2,516 | 2.2 mi | 76 |
| MT-403088 Dirt · Full utilities | 13.1 | Jul 13, 2025 | $75,200 | 5,733 | 4,008 | 2.3 mi | 76 |
| MT-563616 Gravel · Off grid | 19.2 | Mar 17, 2024 | $51,300 | 2,670 | 2,532 | 9.8 mi | 76 |
| MT-444079 Landlocked · Off grid | 26.9 | Oct 13, 2024 | $42,500 | 1,581 | 2,259 | 5.0 mi | 75 |
| MT-615207 Dirt · Full utilities | 60.9 | Jul 27, 2026 | $336,000 | 5,521 | 4,696 | 3.5 mi | 73 |
| MT-363115 Paved · Power at road | 13.4 | Apr 29, 2025 | $117,100 | 8,757 | 5,500 | 2.3 mi | 72 |
| MT-722815 Paved · Off grid | 10.8 | Oct 22, 2025 | $56,900 | 5,285 | 3,754 | 10.5 mi | 68 |
| MT-554378 Gravel · Full utilities | 33.4 | Oct 28, 2024 | $195,900 | 5,870 | 4,106 | 3.4 mi | 66 |
| MT-542812 Landlocked · Full utilities | 10.7 | Jul 13, 2024 | $56,800 | 5,285 | 4,774 | 4.6 mi | 64 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 5,053 | 9.0 mi | 64 |
Show adjustment detail for the top comp
- Tract size (7.59 ac → 19.05 ac)-8.2%
- Utilities (Full utilities → Off grid)-30.3%
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.