MT-444079
4228 County Road 187
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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?
5 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.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
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.
Asking price already clears your margin by $113.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-843604 Dirt · Off grid | 19.1 | Jun 18, 2025 | $54,200 | 2,847 | 2,252 | 5.0 mi | 78 |
| MT-554378 Gravel · Full utilities | 33.4 | Oct 28, 2024 | $195,900 | 5,870 | 3,096 | 3.0 mi | 72 |
| MT-615207 Dirt · Full utilities | 60.9 | Jul 27, 2026 | $336,000 | 5,521 | 3,541 | 8.3 mi | 71 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 3,811 | 9.5 mi | 71 |
| MT-563616 Gravel · Off grid | 19.2 | Mar 17, 2024 | $51,300 | 2,670 | 1,909 | 13.7 mi | 68 |
| MT-284699 Gravel · Power at road | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 2,079 | 12.1 mi | 67 |
| MT-363115 Paved · Power at road | 13.4 | Apr 29, 2025 | $117,100 | 8,757 | 4,147 | 4.7 mi | 66 |
| MT-403088 Dirt · Full utilities | 13.1 | Jul 13, 2025 | $75,200 | 5,733 | 3,023 | 7.0 mi | 65 |
| MT-722815 Paved · Off grid | 10.8 | Oct 22, 2025 | $56,900 | 5,285 | 2,831 | 12.5 mi | 64 |
| MT-542812 Landlocked · Full utilities | 10.7 | Jul 13, 2024 | $56,800 | 5,285 | 3,600 | 9.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (19.05 ac → 26.88 ac)-4.6%
- Access (Dirt → Landlocked)-20.9%
- Market time (14 mo)+4.9%
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.