Big Horn County, MT · Sold

MT-879655

4690 County Road 168

$1,774,800

$1,163/ac · 1,527 ac

Offer report Market this tract

Acreage1,527 ac

Price per acre$1,163/ac

ZoningResidential

Road accessGravel

UtilitiesFull utilities

TopographyRolling

ListedMay 24, 2024

Coordinates45.5000, -107.6654

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County GIS boundary

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.

County market

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?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope10.2%

Rolling to steep in places; pad prep likely.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

4,300 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area1268.95 of 1526.56 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,788,669

$1,359,062 – $2,218,275 · $1,172/ac on 1,527 ac

Asking vs estimate

-0.8%

In line with the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,774,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,022,096

$670/ac · +30.0% target margin

You need $752,704 off asking to hit this margin.

All-in cost$1,108,974

Net resale$1,645,575

Projected profit$536,601

ROI+48.4%

Annualized+69.2%

Break-even resale$790/ac

Profit if resale lands off target

-20%

$207,486

-10%

$372,043

$536,601

+10%

$701,159

+20%

$865,716

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-489651 Gravel · Power at road	1522.2	Feb 17, 2026	$1,328,500	873	1,086	3.1 mi	87
MT-339381 Gravel · Power at road	1251.7	Sep 30, 2025	$971,200	776	922	7.4 mi	77
MT-837641 Gravel · Power at road	354.9	Jul 27, 2026	$774,100	2,181	1,706	8.1 mi	73
MT-338224 Gravel · Power at road	541.4	Jul 27, 2026	$698,500	1,290	1,145	11.0 mi	70
MT-258073 Landlocked · Off grid	485.3	Jul 27, 2026	$323,500	667	990	10.7 mi	66
MT-217697 Gravel · Power at road	369.6	Nov 10, 2024	$392,600	1,062	901	8.7 mi	56
MT-707463 Landlocked · Off grid	311.9	Feb 25, 2025	$338,600	1,085	1,498	13.4 mi	52

Show adjustment detail for the top comp

Utilities (Power at road → Full utilities)+22.0%
Market time (6 mo)+2.1%

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.

Build the listing kit Post a deal or JV