MT-240637
5091 County Road 246
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Big Horn County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Big Horn market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
265 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 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 $4,588 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-160452 Dirt · Power at road | 1.9 | Jul 6, 2026 | $7,300 | 3,771 | 3,212 | 1.4 mi | 89 |
| MT-800693 Dirt · Full utilities | 2.3 | Mar 17, 2026 | $6,500 | 2,818 | 1,999 | 11.0 mi | 86 |
| MT-270782 Dirt · Off grid | 2.5 | Jul 27, 2026 | $5,900 | 2,371 | 2,383 | 13.6 mi | 84 |
| MT-160099 Landlocked · Off grid | 1.5 | Jul 27, 2026 | $2,800 | 1,859 | 2,340 | 11.3 mi | 77 |
| MT-110527 Dirt · Power at road | 2.0 | Jan 15, 2024 | $5,900 | 2,901 | 2,729 | 8.0 mi | 76 |
| MT-511427 Gravel · Full utilities | 3.9 | Jun 17, 2026 | $17,000 | 4,310 | 2,644 | 14.9 mi | 70 |
| MT-780873 Paved · Power at road | 2.6 | Jul 26, 2024 | $12,300 | 4,649 | 3,142 | 9.7 mi | 68 |
| MT-570221 Dirt · Power at road | 1.6 | Mar 5, 2025 | $5,000 | 3,075 | 2,757 | 14.3 mi | 68 |
| MT-732250 Paved · Power at road | 7.2 | Oct 31, 2024 | $33,300 | 4,663 | 3,250 | 12.9 mi | 53 |
Show adjustment detail for the top comp
- Utilities (Power at road → Off grid)-15.0%
- Market time (1 mo)+0.5%
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.