MT-615207
1004 County Road 177
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,432 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 $175,998 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-785183 Gravel · Full utilities | 59.8 | Feb 19, 2024 | $335,200 | 5,604 | 5,304 | 11.3 mi | 71 |
| MT-685664 Gravel · Full utilities | 84.7 | Sep 17, 2024 | $331,800 | 3,916 | 3,920 | 5.5 mi | 70 |
| MT-126423 Landlocked · Full utilities | 146.8 | Jul 14, 2026 | $272,400 | 1,855 | 2,914 | 14.3 mi | 69 |
| MT-284699 Gravel · Power at road | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 3,248 | 12.6 mi | 68 |
| MT-666527 Landlocked · Power at road | 158.3 | Jul 27, 2026 | $245,100 | 1,548 | 3,022 | 11.1 mi | 68 |
| MT-996830 Dirt · Power at road | 197.2 | Jul 27, 2026 | $392,600 | 1,991 | 3,264 | 12.1 mi | 68 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 5,954 | 11.4 mi | 67 |
| MT-554378 Gravel · Full utilities | 33.4 | Oct 28, 2024 | $195,900 | 5,870 | 4,838 | 6.9 mi | 66 |
| MT-843604 Dirt · Off grid | 19.1 | Jun 18, 2025 | $54,200 | 2,847 | 3,518 | 3.5 mi | 65 |
| MT-875707 Landlocked · Full utilities | 87.4 | Oct 2, 2024 | $379,900 | 4,346 | 6,435 | 15.3 mi | 64 |
Show adjustment detail for the top comp
- Access (Gravel → Dirt)-14.0%
- Market time (30 mo)+10.5%
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.