MT-126637
6497 County Road 1
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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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,180 ft of deeded road frontage.
Power at or near the road.
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 $96,292 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-756652 Paved · Off grid | 173.3 | Apr 26, 2026 | $215,600 | 1,244 | 1,083 | 18.0 mi | 81 |
| MT-817351 Paved · Off grid | 287.6 | Jul 27, 2026 | $355,700 | 1,237 | 1,229 | 7.1 mi | 76 |
| MT-536929 Gravel · Power at road | 211.9 | Dec 12, 2025 | $244,900 | 1,156 | 1,084 | 11.0 mi | 76 |
| MT-358016 Gravel · Off grid | 465.6 | Jun 3, 2026 | $472,000 | 1,014 | 1,380 | 1.4 mi | 72 |
| MT-465384 Dirt · Off grid | 69.2 | Oct 22, 2024 | $114,600 | 1,657 | 1,672 | 3.9 mi | 69 |
| MT-528120 Dirt · Power at road | 502.1 | Oct 18, 2025 | $331,300 | 660 | 932 | 14.5 mi | 63 |
| MT-775438 Gravel · Off grid | 71.9 | Aug 5, 2025 | $67,700 | 941 | 798 | 10.9 mi | 61 |
| MT-655384 Paved · Off grid | 69.2 | Jan 18, 2025 | $140,600 | 2,032 | 1,481 | 10.2 mi | 58 |
| MT-485507 Dirt · Off grid | 75.6 | Nov 19, 2023 | $111,200 | 1,470 | 1,569 | 12.4 mi | 57 |
| MT-325014 Gravel · Full utilities | 52.9 | Jul 22, 2024 | $136,100 | 2,572 | 1,483 | 15.3 mi | 56 |
Show adjustment detail for the top comp
- Access (Paved → Dirt)-27.1%
- Utilities (Off grid → Power at road)+17.6%
- Market time (4 mo)+1.3%
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.