MT-495163
9552 County Road 299
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,529 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 8 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 $65,254 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-545517 Landlocked · Off grid | 76.2 | Jul 27, 2026 | $119,900 | 1,574 | 2,896 | 6.8 mi | 82 |
| MT-785073 Gravel · Full utilities | 55.2 | Dec 2, 2025 | $163,500 | 2,959 | 2,471 | 8.3 mi | 78 |
| MT-255746 Dirt · Power at road | 89.9 | Jun 21, 2026 | $183,300 | 2,038 | 2,632 | 5.1 mi | 77 |
| MT-304581 Gravel · Power at road | 38.7 | Nov 3, 2025 | $64,200 | 1,659 | 1,582 | 6.4 mi | 71 |
| MT-266808 Dirt · Power at road | 194.1 | Jul 27, 2026 | $243,500 | 1,254 | 1,971 | 15.2 mi | 64 |
| MT-116681 Dirt · Full utilities | 177.0 | Nov 13, 2025 | $486,800 | 2,750 | 3,554 | 13.6 mi | 59 |
| MT-456603 Gravel · Power at road | 167.3 | Nov 29, 2024 | $366,200 | 2,189 | 3,036 | 7.2 mi | 59 |
| MT-336183 Landlocked · Power at road | 123.4 | Sep 10, 2024 | $196,600 | 1,593 | 3,024 | 13.1 mi | 58 |
Show adjustment detail for the top comp
- Tract size (76.18 ac → 58.95 ac)+5.8%
- Access (Landlocked → Paved)+73.5%
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.