MT-545517
7413 County Road 371
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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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $75,083 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-255746 Dirt · Power at road | 89.9 | Jun 21, 2026 | $183,300 | 2,038 | 1,433 | 10.7 mi | 83 |
| MT-495163 Paved · Off grid | 59.0 | Jun 24, 2024 | $151,800 | 2,575 | 1,529 | 6.8 mi | 69 |
| MT-785073 Gravel · Full utilities | 55.2 | Dec 2, 2025 | $163,500 | 2,959 | 1,345 | 14.7 mi | 69 |
| MT-266808 Dirt · Power at road | 194.1 | Jul 27, 2026 | $243,500 | 1,254 | 1,073 | 12.2 mi | 68 |
| MT-667025 Landlocked · Power at road | 227.1 | Jul 27, 2026 | $345,500 | 1,521 | 1,720 | 16.6 mi | 67 |
| MT-116681 Dirt · Full utilities | 177.0 | Nov 13, 2025 | $486,800 | 2,750 | 1,935 | 16.4 mi | 65 |
| MT-336183 Landlocked · Power at road | 123.4 | Sep 10, 2024 | $196,600 | 1,593 | 1,647 | 10.7 mi | 65 |
| MT-304581 Gravel · Power at road | 38.7 | Nov 3, 2025 | $64,200 | 1,659 | 861 | 12.4 mi | 64 |
| MT-456603 Gravel · Power at road | 167.3 | Nov 29, 2024 | $366,200 | 2,189 | 1,653 | 7.8 mi | 61 |
| MT-677016 Dirt · Power at road | 225.7 | Jul 13, 2025 | $290,100 | 1,286 | 1,197 | 16.1 mi | 56 |
Show adjustment detail for the top comp
- Tract size (89.93 ac → 76.18 ac)+4.0%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Off grid)-15.0%
- Market time (2 mo)+0.6%
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.