Comparable sales & offer analysis
Parcel MT-177931
Valley County, MT · 438 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$299,500
Adjusted value
$413,694
Value range
$346,980–$480,409
Comp $/acre
$945/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.6% versus the adjusted value.
Offer position
Max allowable offer
$236,397
Offer $/acre
$540/ac
Projected profit
$124,108
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-408045 | 475.5 | Jul 27, 2026 | $613,200 | 1,289 | 766 | 82 |
| MT-628169 | 520.2 | May 12, 2025 | $514,100 | 988 | 867 | 72 |
| MT-388857 | 856.4 | Mar 12, 2026 | $1,270,100 | 1,483 | 1,245 | 72 |
| MT-329174 | 1077.4 | Jul 27, 2026 | $983,200 | 913 | 953 | 70 |
| MT-386236 | 128.3 | Jul 27, 2026 | $418,700 | 3,265 | 929 | 70 |
| MT-639385 | 1255.4 | Jul 27, 2026 | $1,675,900 | 1,335 | 1,065 | 70 |
| MT-229440 | 1306.4 | Jul 27, 2026 | $1,129,700 | 865 | 815 | 69 |
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.