MT-456603
3419 County Road 256
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
3,360 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 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 $192,988 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-266808 Dirt · Power at road | 194.1 | Jul 27, 2026 | $243,500 | 1,254 | 1,523 | 8.4 mi | 88 |
| MT-837641 Gravel · Power at road | 354.9 | Jul 27, 2026 | $774,100 | 2,181 | 2,707 | 1.6 mi | 81 |
| MT-667025 Landlocked · Power at road | 227.1 | Jul 27, 2026 | $345,500 | 1,521 | 2,441 | 9.4 mi | 80 |
| MT-116681 Dirt · Full utilities | 177.0 | Nov 13, 2025 | $486,800 | 2,750 | 2,746 | 8.7 mi | 77 |
| MT-255746 Dirt · Power at road | 89.9 | Jun 21, 2026 | $183,300 | 2,038 | 2,034 | 6.5 mi | 75 |
| MT-338224 Gravel · Power at road | 541.4 | Jul 27, 2026 | $698,500 | 1,290 | 1,817 | 3.5 mi | 75 |
| MT-336183 Landlocked · Power at road | 123.4 | Sep 10, 2024 | $196,600 | 1,593 | 2,336 | 6.2 mi | 75 |
| MT-677016 Dirt · Power at road | 225.7 | Jul 13, 2025 | $290,100 | 1,286 | 1,698 | 8.4 mi | 72 |
| MT-258073 Landlocked · Off grid | 485.3 | Jul 27, 2026 | $323,500 | 667 | 1,571 | 2.8 mi | 72 |
| MT-545517 Landlocked · Off grid | 76.2 | Jul 27, 2026 | $119,900 | 1,574 | 2,238 | 7.8 mi | 72 |
Show adjustment detail for the top comp
- Tract size (194.09 ac → 167.31 ac)+4.2%
- Access (Dirt → Gravel)+16.3%
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.