Comparable sales & offer analysis
Parcel MT-197149
Glacier County, MT · 248 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$648,500
Adjusted value
$708,140
Value range
$542,743–$873,536
Comp $/acre
$2,850/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.4% versus the adjusted value.
Offer position
Max allowable offer
$404,651
Offer $/acre
$1,629/ac
Projected profit
$212,442
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-767139 | 246.7 | Jul 27, 2026 | $280,700 | 1,138 | 2,053 | 84 |
| MT-817620 | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 3,033 | 77 |
| MT-956711 | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 4,379 | 72 |
| MT-308568 | 694.6 | Mar 9, 2026 | $1,234,000 | 1,777 | 3,014 | 71 |
| MT-396974 | 218.9 | Sep 6, 2024 | $361,400 | 1,651 | 2,456 | 71 |
| MT-125914 | 101.6 | Sep 20, 2024 | $277,200 | 2,729 | 2,843 | 70 |
| MT-696978 | 219.5 | Mar 6, 2025 | $362,200 | 1,650 | 2,835 | 70 |
| MT-298458 | 641.4 | Jul 27, 2026 | $746,500 | 1,164 | 3,281 | 68 |
| MT-728731 | 781.6 | Jul 27, 2026 | $480,500 | 615 | 1,841 | 67 |
| MT-318322 | 581.2 | Sep 10, 2025 | $581,100 | 1,000 | 2,835 | 67 |
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.