MT-785183
6896 County Road 351
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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?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,024 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 $231,372 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 | 6,458 | 11.3 mi | 84 |
| MT-284699 Gravel · Power at road | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 3,791 | 6.5 mi | 74 |
| MT-685664 Gravel · Full utilities | 84.7 | Sep 17, 2024 | $331,800 | 3,916 | 4,575 | 6.6 mi | 72 |
| MT-875707 Landlocked · Full utilities | 87.4 | Oct 2, 2024 | $379,900 | 4,346 | 7,511 | 9.6 mi | 72 |
| MT-554378 Gravel · Full utilities | 33.4 | Oct 28, 2024 | $195,900 | 5,870 | 5,647 | 12.0 mi | 70 |
| MT-126423 Landlocked · Full utilities | 146.8 | Jul 14, 2026 | $272,400 | 1,855 | 3,401 | 12.1 mi | 70 |
| MT-996830 Dirt · Power at road | 197.2 | Jul 27, 2026 | $392,600 | 1,991 | 3,809 | 5.2 mi | 69 |
| MT-666527 Landlocked · Power at road | 158.3 | Jul 27, 2026 | $245,100 | 1,548 | 3,527 | 12.8 mi | 67 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 6,949 | 8.4 mi | 64 |
| MT-666729 Dirt · Full utilities | 183.3 | Jul 20, 2025 | $576,100 | 3,143 | 5,037 | 14.0 mi | 63 |
Show adjustment detail for the top comp
- 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.