It is challenging arriving at a price on such a unique property. I would likely look at pricing trends across all sectors of the local market and then weigh that against trends in high-end pricing statewide. I'm thinking that it may not be a local buyer, but rather someone who also might be looking across western montana overall. You might be competing against Rock Creek, Wise River etc. for your buyer. It might be worth spending a few hundred bucks on an appraisal, but that only helps with pricing and doesn't help you find a buyer. The market still seems weakest on high-end properties, and the few buyers in that range are expecting screaming deals. I still think some creative options might be available to you. Best wishes!