MT-756652
2833 County Road 309
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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.
3,326 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $111,614 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-817351 Paved · Off grid | 287.6 | Jul 27, 2026 | $355,700 | 1,237 | 1,429 | 13.6 mi | 77 |
| MT-536929 Gravel · Power at road | 211.9 | Dec 12, 2025 | $244,900 | 1,156 | 1,260 | 9.3 mi | 74 |
| MT-126637 Dirt · Power at road | 171.5 | Apr 4, 2025 | $195,900 | 1,143 | 1,405 | 18.0 mi | 74 |
| MT-775438 Gravel · Off grid | 71.9 | Aug 5, 2025 | $67,700 | 941 | 928 | 7.3 mi | 66 |
| MT-358016 Gravel · Off grid | 465.6 | Jun 3, 2026 | $472,000 | 1,014 | 1,604 | 17.5 mi | 66 |
| MT-528120 Dirt · Power at road | 502.1 | Oct 18, 2025 | $331,300 | 660 | 1,083 | 3.7 mi | 65 |
| MT-465384 Dirt · Off grid | 69.2 | Oct 22, 2024 | $114,600 | 1,657 | 1,944 | 14.2 mi | 62 |
| MT-655384 Paved · Off grid | 69.2 | Jan 18, 2025 | $140,600 | 2,032 | 1,722 | 12.1 mi | 62 |
| MT-325014 Gravel · Full utilities | 52.9 | Jul 22, 2024 | $136,100 | 2,572 | 1,725 | 6.9 mi | 60 |
| MT-485507 Dirt · Off grid | 75.6 | Nov 19, 2023 | $111,200 | 1,470 | 1,824 | 6.0 mi | 60 |
Show adjustment detail for the top comp
- Tract size (287.64 ac → 173.35 ac)+15.3%
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.