MT-255746
1349 County Road 249
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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $73,465 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 | 2,257 | 10.7 mi | 84 |
| MT-266808 Dirt · Power at road | 194.1 | Jul 27, 2026 | $243,500 | 1,254 | 1,536 | 14.8 mi | 73 |
| MT-116681 Dirt · Full utilities | 177.0 | Nov 13, 2025 | $486,800 | 2,750 | 2,769 | 9.3 mi | 73 |
| MT-785073 Gravel · Full utilities | 55.2 | Dec 2, 2025 | $163,500 | 2,959 | 1,925 | 4.2 mi | 72 |
| MT-304581 Gravel · Power at road | 38.7 | Nov 3, 2025 | $64,200 | 1,659 | 1,233 | 1.8 mi | 71 |
| MT-667025 Landlocked · Power at road | 227.1 | Jul 27, 2026 | $345,500 | 1,521 | 2,461 | 13.2 mi | 69 |
| MT-336183 Landlocked · Power at road | 123.4 | Sep 10, 2024 | $196,600 | 1,593 | 2,356 | 12.6 mi | 66 |
| MT-495163 Paved · Off grid | 59.0 | Jun 24, 2024 | $151,800 | 2,575 | 2,187 | 5.1 mi | 66 |
| MT-677016 Dirt · Power at road | 225.7 | Jul 13, 2025 | $290,100 | 1,286 | 1,713 | 9.4 mi | 66 |
| MT-456603 Gravel · Power at road | 167.3 | Nov 29, 2024 | $366,200 | 2,189 | 2,366 | 6.5 mi | 65 |
Show adjustment detail for the top comp
- Tract size (76.18 ac → 89.93 ac)-3.8%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Off grid → Power at road)+17.6%
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.