MT-126423
1410 County Road 26
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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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $75,370 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-666527 Landlocked · Power at road | 158.3 | Jul 27, 2026 | $245,100 | 1,548 | 1,931 | 4.6 mi | 92 |
| MT-996830 Dirt · Power at road | 197.2 | Jul 27, 2026 | $392,600 | 1,991 | 2,085 | 7.0 mi | 79 |
| MT-666729 Dirt · Full utilities | 183.3 | Jul 20, 2025 | $576,100 | 3,143 | 2,758 | 6.6 mi | 75 |
| MT-147319 Gravel · Full utilities | 281.1 | Feb 20, 2026 | $748,700 | 2,664 | 2,214 | 6.6 mi | 73 |
| MT-875707 Landlocked · Full utilities | 87.4 | Oct 2, 2024 | $379,900 | 4,346 | 4,112 | 4.2 mi | 71 |
| MT-615207 Dirt · Full utilities | 60.9 | Jul 27, 2026 | $336,000 | 5,521 | 3,536 | 14.3 mi | 69 |
| MT-387489 Gravel · Power at road | 317.9 | Mar 30, 2025 | $747,600 | 2,352 | 2,563 | 3.3 mi | 65 |
| MT-685664 Gravel · Full utilities | 84.7 | Sep 17, 2024 | $331,800 | 3,916 | 2,505 | 10.0 mi | 64 |
| MT-284699 Gravel · Power at road | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 2,076 | 5.8 mi | 61 |
| MT-785183 Gravel · Full utilities | 59.8 | Feb 19, 2024 | $335,200 | 5,604 | 3,389 | 12.1 mi | 57 |
Show adjustment detail for the top comp
- Tract size (158.35 ac → 146.85 ac)+2.0%
- Utilities (Power at road → Full utilities)+22.0%
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.