Comparable sales & offer analysis
Parcel MT-177931
Valley County, MT · 438 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$299,500
Adjusted value
$415,972
Value range
$348,863–$483,080
Comp $/acre
$950/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -28.0% versus the adjusted value.
Offer position
Max allowable offer
$237,698
Offer $/acre
$543/ac
Projected profit
$124,792
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 | 770 | 81 |
| MT-628169 | 520.2 | May 12, 2025 | $514,100 | 988 | 871 | 71 |
| MT-388857 | 856.4 | Mar 12, 2026 | $1,270,100 | 1,483 | 1,252 | 70 |
| MT-329174 | 1077.4 | Jul 27, 2026 | $983,200 | 913 | 958 | 69 |
| MT-386236 | 128.3 | Jul 27, 2026 | $418,700 | 3,265 | 934 | 69 |
| MT-639385 | 1255.4 | Jul 27, 2026 | $1,675,900 | 1,335 | 1,071 | 69 |
| MT-229440 | 1306.4 | Jul 27, 2026 | $1,129,700 | 865 | 820 | 68 |
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.