MT-412807
4632 County Road 352
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Valley County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Valley market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 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 $6,462 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-783363 Dirt · Off grid | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 1,657 | 7.1 mi | 79 |
| MT-392718 Paved · Off grid | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 2,215 | 11.4 mi | 76 |
| MT-243807 Dirt · Power at road | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 2,070 | 4.2 mi | 75 |
| MT-613102 Gravel · Off grid | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 2,114 | 8.8 mi | 75 |
| MT-742648 Gravel · Off grid | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 1,925 | 16.3 mi | 73 |
| MT-523036 Paved · Power at road | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 2,785 | 4.1 mi | 72 |
| MT-822750 Dirt · Power at road | 10.3 | May 27, 2024 | $36,300 | 3,535 | 2,589 | 13.1 mi | 68 |
| MT-864450 Landlocked · Off grid | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 1,864 | 10.3 mi | 68 |
| MT-964345 Dirt · Off grid | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 2,133 | 5.8 mi | 66 |
| MT-911600 Landlocked · Full utilities | 4.5 | Mar 12, 2025 | $14,000 | 3,145 | 2,202 | 14.0 mi | 61 |
Show adjustment detail for the top comp
- Tract size (16 ac → 10.7 ac)+4.0%
- Access (Dirt → Landlocked)-20.9%
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.