MT-485507
7952 County Road 171
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $53,074 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 | 834 | 1.6 mi | 82 |
| MT-465384 Dirt · Off grid | 69.2 | Oct 22, 2024 | $114,600 | 1,657 | 1,747 | 8.5 mi | 75 |
| MT-655384 Paved · Off grid | 69.2 | Jan 18, 2025 | $140,600 | 2,032 | 1,548 | 9.7 mi | 73 |
| MT-756652 Paved · Off grid | 173.3 | Apr 26, 2026 | $215,600 | 1,244 | 1,132 | 6.0 mi | 72 |
| MT-235018 Landlocked · Power at road | 53.1 | Mar 24, 2024 | $81,700 | 1,539 | 1,686 | 2.2 mi | 68 |
| MT-325014 Gravel · Full utilities | 52.9 | Jul 22, 2024 | $136,100 | 2,572 | 1,550 | 8.0 mi | 65 |
| MT-536929 Gravel · Power at road | 211.9 | Dec 12, 2025 | $244,900 | 1,156 | 1,133 | 7.1 mi | 64 |
| MT-126637 Dirt · Power at road | 171.5 | Apr 4, 2025 | $195,900 | 1,143 | 1,263 | 12.4 mi | 62 |
| MT-583866 Gravel · Power at road | 23.0 | May 24, 2024 | $43,700 | 1,895 | 1,215 | 1.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (71.94 ac → 75.63 ac)-1.1%
- Access (Gravel → Dirt)-14.0%
- 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.