Comparable sales & offer analysis
Parcel MT-318322
Glacier County, MT · 581 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$539,100
Adjusted value
$604,723
Value range
$438,083–$771,363
Comp $/acre
$1,040/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.9% versus the adjusted value.
Offer position
Max allowable offer
$345,556
Offer $/acre
$595/ac
Projected profit
$181,417
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-298458 | 641.4 | Jul 27, 2026 | $746,500 | 1,164 | 1,202 | 87 |
| MT-728731 | 781.6 | Jul 27, 2026 | $480,500 | 615 | 675 | 83 |
| MT-767139 | 246.7 | Jul 27, 2026 | $280,700 | 1,138 | 752 | 80 |
| MT-308568 | 694.6 | Mar 9, 2026 | $1,234,000 | 1,777 | 1,104 | 79 |
| MT-568092 | 492.0 | Sep 19, 2025 | $1,440,400 | 2,928 | 1,415 | 74 |
| MT-817620 | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 1,111 | 72 |
| MT-197149 | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 860 | 67 |
| MT-839014 | 959.5 | Aug 31, 2024 | $1,134,000 | 1,182 | 707 | 64 |
| MT-696978 | 219.5 | Mar 6, 2025 | $362,200 | 1,650 | 1,039 | 62 |
| MT-956711 | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 1,605 | 62 |
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.