MT-284699
7366 County Road 42
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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?
2 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.
1,494 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 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 $53,188 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-615207 Dirt · Full utilities | 60.9 | Jul 27, 2026 | $336,000 | 5,521 | 5,679 | 12.6 mi | 76 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 6,111 | 2.8 mi | 74 |
| MT-554378 Gravel · Full utilities | 33.4 | Oct 28, 2024 | $195,900 | 5,870 | 4,965 | 9.4 mi | 71 |
| MT-685664 Gravel · Full utilities | 84.7 | Sep 17, 2024 | $331,800 | 3,916 | 4,023 | 7.1 mi | 69 |
| MT-785183 Gravel · Full utilities | 59.8 | Feb 19, 2024 | $335,200 | 5,604 | 5,443 | 6.5 mi | 68 |
| MT-126423 Landlocked · Full utilities | 146.8 | Jul 14, 2026 | $272,400 | 1,855 | 2,990 | 5.8 mi | 68 |
| MT-875707 Landlocked · Full utilities | 87.4 | Oct 2, 2024 | $379,900 | 4,346 | 6,604 | 3.3 mi | 64 |
| MT-444079 Landlocked · Off grid | 26.9 | Oct 13, 2024 | $42,500 | 1,581 | 2,732 | 12.1 mi | 62 |
| MT-563616 Gravel · Off grid | 19.2 | Mar 17, 2024 | $51,300 | 2,670 | 3,062 | 6.9 mi | 62 |
| MT-843604 Dirt · Off grid | 19.1 | Jun 18, 2025 | $54,200 | 2,847 | 3,610 | 10.7 mi | 61 |
Show adjustment detail for the top comp
- Tract size (60.86 ac → 42.12 ac)+7.7%
- Access (Dirt → Gravel)+16.3%
- Utilities (Full utilities → Power at road)-18.0%
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.