MT-722815
6192 County Road 363
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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?
4 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.
Access by easement; pull and read the recorded document.
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.
You need $17,351 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-363115 Paved · Power at road | 13.4 | Apr 29, 2025 | $117,100 | 8,757 | 8,006 | 8.7 mi | 78 |
| MT-872333 Dirt · Full utilities | 7.6 | Jul 27, 2026 | $29,800 | 3,923 | 3,662 | 12.3 mi | 75 |
| MT-362972 Paved · Power at road | 12.1 | Jul 17, 2024 | $90,500 | 7,513 | 7,013 | 3.8 mi | 75 |
| MT-403088 Dirt · Full utilities | 13.1 | Jul 13, 2025 | $75,200 | 5,733 | 5,835 | 11.7 mi | 70 |
| MT-542812 Landlocked · Full utilities | 10.7 | Jul 13, 2024 | $56,800 | 5,285 | 6,949 | 12.9 mi | 69 |
| MT-652002 Landlocked · Full utilities | 6.0 | Mar 31, 2025 | $33,400 | 5,600 | 6,880 | 12.4 mi | 67 |
| MT-843604 Dirt · Off grid | 19.1 | Jun 18, 2025 | $54,200 | 2,847 | 4,347 | 10.5 mi | 66 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 7,357 | 3.7 mi | 65 |
| MT-563616 Gravel · Off grid | 19.2 | Mar 17, 2024 | $51,300 | 2,670 | 3,686 | 5.6 mi | 64 |
| MT-444079 Landlocked · Off grid | 26.9 | Oct 13, 2024 | $42,500 | 1,581 | 3,289 | 12.5 mi | 59 |
Show adjustment detail for the top comp
- Tract size (13.37 ac → 10.76 ac)+2.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (16 mo)+5.4%
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.