MT-590792
6705 County Road 380
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
315 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 $6,667 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-580498 Dirt · Power at road | 2.0 | May 24, 2026 | $6,200 | 3,096 | 3,618 | 10.4 mi | 79 |
| MT-720724 Dirt · Power at road | 2.4 | Oct 25, 2024 | $5,000 | 2,111 | 2,638 | 3.0 mi | 77 |
| MT-170275 Dirt · Full utilities | 1.7 | Mar 4, 2025 | $7,800 | 4,533 | 4,549 | 8.5 mi | 67 |
| MT-911600 Landlocked · Full utilities | 4.5 | Mar 12, 2025 | $14,000 | 3,145 | 4,096 | 10.5 mi | 63 |
| MT-392718 Paved · Off grid | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 4,120 | 14.0 mi | 59 |
| MT-742648 Gravel · Off grid | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 3,580 | 13.0 mi | 59 |
| MT-523036 Paved · Power at road | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 5,180 | 8.6 mi | 59 |
| MT-412807 Landlocked · Off grid | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 3,745 | 5.7 mi | 58 |
| MT-822750 Dirt · Power at road | 10.3 | May 27, 2024 | $36,300 | 3,535 | 4,814 | 10.2 mi | 53 |
| MT-613102 Gravel · Off grid | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 3,931 | 11.9 mi | 53 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Market time (3 mo)+1.0%
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.