MT-570221
2286 County Road 102
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
205 ft of deeded road frontage.
Power at or near the road.
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 $1,669 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 | 3,800 | 14.1 mi | 86 |
| MT-160099 Landlocked · Off grid | 1.5 | Jul 27, 2026 | $2,800 | 1,859 | 2,768 | 9.5 mi | 82 |
| MT-270782 Dirt · Off grid | 2.5 | Jul 27, 2026 | $5,900 | 2,371 | 2,819 | 9.9 mi | 78 |
| MT-800693 Dirt · Full utilities | 2.3 | Mar 17, 2026 | $6,500 | 2,818 | 2,366 | 6.1 mi | 78 |
| MT-240637 Dirt · Off grid | 2.2 | Feb 7, 2026 | $7,600 | 3,416 | 4,131 | 14.3 mi | 74 |
| MT-511427 Gravel · Full utilities | 3.9 | Jun 17, 2026 | $17,000 | 4,310 | 3,128 | 4.0 mi | 72 |
| MT-110527 Dirt · Power at road | 2.0 | Jan 15, 2024 | $5,900 | 2,901 | 3,230 | 10.7 mi | 69 |
| MT-780873 Paved · Power at road | 2.6 | Jul 26, 2024 | $12,300 | 4,649 | 3,718 | 7.6 mi | 66 |
Show adjustment detail for the top comp
- 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.