Comparable sales & offer analysis
Parcel MT-888208
Carter County, MT · 535 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Oct 3, 2026
Valuation summary
Asking price
$865,500
Adjusted value
$1,105,252
Value range
$943,520–$1,266,984
Comp $/acre
$2,065/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -21.7% versus the adjusted value.
Offer position
Max allowable offer
$631,573
Offer $/acre
$1,180/ac
Projected profit
$331,576
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| MT-759198 | 1096.3 | Sep 4, 2025 | $1,129,700 | 1,030 | 1,928 | 65 |
| MT-636129 | 118.7 | Jul 27, 2026 | $647,700 | 5,458 | 2,440 | 64 |
| MT-216095 | 115.8 | Nov 2, 2025 | $295,300 | 2,550 | 1,676 | 60 |
| MT-565540 | 77.5 | Feb 17, 2025 | $313,300 | 4,045 | 2,451 | 54 |
| MT-675990 | 107.3 | Mar 28, 2024 | $278,400 | 2,594 | 1,780 | 53 |
| MT-405362 | 68.1 | Aug 6, 2024 | $280,200 | 4,115 | 2,120 | 52 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.