MT-865620
6026 County Road 351
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.
Valley County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Valley market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $57,421 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-864450 Landlocked · Off grid | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 1,982 | 1.3 mi | 79 |
| MT-386236 Paved · Full utilities | 128.3 | Jul 27, 2026 | $418,700 | 3,265 | 2,157 | 7.7 mi | 77 |
| MT-745909 Dirt · Off grid | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 2,151 | 5.1 mi | 76 |
| MT-766163 Gravel · Power at road | 121.6 | Sep 27, 2025 | $322,600 | 2,652 | 2,576 | 11.3 mi | 71 |
| MT-964345 Dirt · Off grid | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 2,268 | 9.5 mi | 66 |
Show adjustment detail for the top comp
- Tract size (35.17 ac → 82.08 ac)-15.9%
- Access (Landlocked → Gravel)+47.1%
- Market time (4 mo)+1.5%
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.