MT-362972
1249 County Road 92
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?
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.
265 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 $44,110 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-722815 Paved · Off grid | 10.8 | Oct 22, 2025 | $56,900 | 5,285 | 6,366 | 3.8 mi | 81 |
| MT-363115 Paved · Power at road | 13.4 | Apr 29, 2025 | $117,100 | 8,757 | 9,326 | 9.6 mi | 77 |
| MT-872333 Dirt · Full utilities | 7.6 | Jul 27, 2026 | $29,800 | 3,923 | 4,266 | 12.0 mi | 74 |
| MT-403088 Dirt · Full utilities | 13.1 | Jul 13, 2025 | $75,200 | 5,733 | 6,797 | 11.2 mi | 73 |
| MT-542812 Landlocked · Full utilities | 10.7 | Jul 13, 2024 | $56,800 | 5,285 | 8,095 | 11.7 mi | 68 |
| MT-563616 Gravel · Off grid | 19.2 | Mar 17, 2024 | $51,300 | 2,670 | 4,293 | 2.3 mi | 66 |
| MT-843604 Dirt · Off grid | 19.1 | Jun 18, 2025 | $54,200 | 2,847 | 5,063 | 10.8 mi | 66 |
| MT-284699 Gravel · Power at road | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 4,675 | 5.2 mi | 63 |
| MT-652002 Landlocked · Full utilities | 6.0 | Mar 31, 2025 | $33,400 | 5,600 | 8,014 | 12.5 mi | 61 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 8,569 | 7.0 mi | 57 |
Show adjustment detail for the top comp
- Tract size (10.76 ac → 12.05 ac)-1.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (10 mo)+3.4%
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.