MT-259847
3267 County Road 209
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
10,141 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $347,766 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-199957 Paved · Power at road | 1899.9 | Sep 2, 2024 | $3,602,700 | 1,896 | 1,303 | 4.4 mi | 73 |
| MT-996830 Dirt · Power at road | 197.2 | Jul 27, 2026 | $392,600 | 1,991 | 877 | 4.6 mi | 66 |
| MT-868859 Landlocked · Power at road | 857.6 | Sep 12, 2024 | $956,700 | 1,116 | 1,037 | 3.5 mi | 64 |
| MT-147319 Gravel · Full utilities | 281.1 | Feb 20, 2026 | $748,700 | 2,664 | 931 | 3.6 mi | 61 |
| MT-387489 Gravel · Power at road | 317.9 | Mar 30, 2025 | $747,600 | 2,352 | 1,078 | 0.5 mi | 59 |
Show adjustment detail for the top comp
- Tract size (1899.89 ac → 1754.37 ac)+2.5%
- Access (Paved → Dirt)-27.1%
- Utilities (Power at road → Off grid)-15.0%
- Market time (23 mo)+8.2%
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.