MT-554378
6841 County Road 223
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $88,710 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 | 7,220 | 6.9 mi | 77 |
| MT-284699 Gravel · Power at road | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 4,239 | 9.4 mi | 75 |
| MT-444079 Landlocked · Off grid | 26.9 | Oct 13, 2024 | $42,500 | 1,581 | 3,473 | 3.0 mi | 72 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 7,769 | 7.0 mi | 71 |
| MT-403088 Dirt · Full utilities | 13.1 | Jul 13, 2025 | $75,200 | 5,733 | 6,163 | 5.6 mi | 70 |
| MT-843604 Dirt · Off grid | 19.1 | Jun 18, 2025 | $54,200 | 2,847 | 4,591 | 3.4 mi | 69 |
| MT-785183 Gravel · Full utilities | 59.8 | Feb 19, 2024 | $335,200 | 5,604 | 6,920 | 12.0 mi | 68 |
| MT-363115 Paved · Power at road | 13.4 | Apr 29, 2025 | $117,100 | 8,757 | 8,456 | 1.9 mi | 65 |
| MT-685664 Gravel · Full utilities | 84.7 | Sep 17, 2024 | $331,800 | 3,916 | 5,115 | 5.9 mi | 64 |
| MT-875707 Landlocked · Full utilities | 87.4 | Oct 2, 2024 | $379,900 | 4,346 | 8,397 | 10.9 mi | 63 |
Show adjustment detail for the top comp
- Tract size (60.86 ac → 33.38 ac)+12.2%
- Access (Dirt → Gravel)+16.3%
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.