MT-667025
6368 County Road 168
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 $174,858 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-677016 Dirt · Power at road | 225.7 | Jul 13, 2025 | $290,100 | 1,286 | 1,061 | 5.4 mi | 84 |
| MT-266808 Dirt · Power at road | 194.1 | Jul 27, 2026 | $243,500 | 1,254 | 951 | 7.9 mi | 83 |
| MT-338224 Gravel · Power at road | 541.4 | Jul 27, 2026 | $698,500 | 1,290 | 1,135 | 6.9 mi | 78 |
| MT-837641 Gravel · Power at road | 354.9 | Jul 27, 2026 | $774,100 | 2,181 | 1,691 | 9.6 mi | 77 |
| MT-116681 Dirt · Full utilities | 177.0 | Nov 13, 2025 | $486,800 | 2,750 | 1,715 | 5.8 mi | 75 |
| MT-258073 Landlocked · Off grid | 485.3 | Jul 27, 2026 | $323,500 | 667 | 982 | 6.8 mi | 75 |
| MT-707463 Landlocked · Off grid | 311.9 | Feb 25, 2025 | $338,600 | 1,085 | 1,485 | 4.3 mi | 73 |
| MT-456603 Gravel · Power at road | 167.3 | Nov 29, 2024 | $366,200 | 2,189 | 1,466 | 9.4 mi | 69 |
| MT-255746 Dirt · Power at road | 89.9 | Jun 21, 2026 | $183,300 | 2,038 | 1,271 | 13.2 mi | 68 |
| MT-336183 Landlocked · Power at road | 123.4 | Sep 10, 2024 | $196,600 | 1,593 | 1,460 | 7.4 mi | 67 |
Show adjustment detail for the top comp
- Access (Dirt → Landlocked)-20.9%
- Market time (13 mo)+4.6%
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.