Comparable sales & offer analysis
Parcel MT-696978
Glacier County, MT · 220 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$403,800
Adjusted value
$394,346
Value range
$290,839–$497,853
Comp $/acre
$1,796/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.4% versus the adjusted value.
Offer position
Max allowable offer
$225,341
Offer $/acre
$1,026/ac
Projected profit
$118,304
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 | 1,274 | 78 |
| MT-396974 | 218.9 | Sep 6, 2024 | $361,400 | 1,651 | 1,525 | 77 |
| MT-298458 | 641.4 | Jul 27, 2026 | $746,500 | 1,164 | 2,036 | 75 |
| MT-197149 | 248.5 | Jul 24, 2025 | $555,100 | 2,234 | 1,456 | 72 |
| MT-956711 | 180.9 | Jul 29, 2025 | $797,900 | 4,410 | 2,717 | 72 |
| MT-817620 | 349.5 | Oct 1, 2025 | $921,200 | 2,635 | 1,882 | 68 |
| MT-346453 | 150.1 | Dec 20, 2024 | $160,100 | 1,067 | 1,111 | 66 |
| MT-308568 | 694.6 | Mar 9, 2026 | $1,234,000 | 1,777 | 1,870 | 65 |
| MT-568092 | 492.0 | Sep 19, 2025 | $1,440,400 | 2,928 | 2,397 | 65 |
| MT-318322 | 581.2 | Sep 10, 2025 | $581,100 | 1,000 | 1,760 | 64 |
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.