MT-235018
2944 County Road 255
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Beaverhead County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Beaverhead market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $38,850 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-775438 Gravel · Off grid | 71.9 | Aug 5, 2025 | $67,700 | 941 | 838 | 2.6 mi | 79 |
| MT-325014 Gravel · Full utilities | 52.9 | Jul 22, 2024 | $136,100 | 2,572 | 1,557 | 5.8 mi | 73 |
| MT-655384 Paved · Off grid | 69.2 | Jan 18, 2025 | $140,600 | 2,032 | 1,555 | 8.3 mi | 69 |
| MT-485507 Dirt · Off grid | 75.6 | Nov 19, 2023 | $111,200 | 1,470 | 1,647 | 2.2 mi | 67 |
| MT-465384 Dirt · Off grid | 69.2 | Oct 22, 2024 | $114,600 | 1,657 | 1,755 | 9.2 mi | 67 |
| MT-756652 Paved · Off grid | 173.3 | Apr 26, 2026 | $215,600 | 1,244 | 1,137 | 5.0 mi | 67 |
| MT-583866 Gravel · Power at road | 23.0 | May 24, 2024 | $43,700 | 1,895 | 1,221 | 2.8 mi | 64 |
| MT-503633 Gravel · Full utilities | 19.5 | Jul 22, 2025 | $64,100 | 3,292 | 1,624 | 5.5 mi | 63 |
| MT-126637 Dirt · Power at road | 171.5 | Apr 4, 2025 | $195,900 | 1,143 | 1,268 | 12.9 mi | 58 |
Show adjustment detail for the top comp
- Tract size (71.94 ac → 53.07 ac)+6.8%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (12 mo)+4.3%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.