MT-336183
6390 County Road 382
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $79,185 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-266808 Dirt · Power at road | 194.1 | Jul 27, 2026 | $243,500 | 1,254 | 1,122 | 2.2 mi | 86 |
| MT-667025 Landlocked · Power at road | 227.1 | Jul 27, 2026 | $345,500 | 1,521 | 1,799 | 7.4 mi | 79 |
| MT-545517 Landlocked · Off grid | 76.2 | Jul 27, 2026 | $119,900 | 1,574 | 1,649 | 10.7 mi | 77 |
| MT-255746 Dirt · Power at road | 89.9 | Jun 21, 2026 | $183,300 | 2,038 | 1,499 | 12.6 mi | 77 |
| MT-456603 Gravel · Power at road | 167.3 | Nov 29, 2024 | $366,200 | 2,189 | 1,729 | 6.2 mi | 76 |
| MT-837641 Gravel · Power at road | 354.9 | Jul 27, 2026 | $774,100 | 2,181 | 1,995 | 5.0 mi | 73 |
| MT-707463 Landlocked · Off grid | 311.9 | Feb 25, 2025 | $338,600 | 1,085 | 1,752 | 3.8 mi | 70 |
| MT-116681 Dirt · Full utilities | 177.0 | Nov 13, 2025 | $486,800 | 2,750 | 2,024 | 10.6 mi | 70 |
| MT-677016 Dirt · Power at road | 225.7 | Jul 13, 2025 | $290,100 | 1,286 | 1,252 | 10.1 mi | 67 |
| MT-785073 Gravel · Full utilities | 55.2 | Dec 2, 2025 | $163,500 | 2,959 | 1,407 | 16.3 mi | 67 |
Show adjustment detail for the top comp
- Tract size (194.09 ac → 123.42 ac)+12.9%
- Access (Dirt → Landlocked)-20.9%
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.