MT-116681
6781 County Road 357
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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.
1,749 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 $319,074 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 | 1,573 | 12.1 mi | 83 |
| MT-667025 Landlocked · Power at road | 227.1 | Jul 27, 2026 | $345,500 | 1,521 | 2,521 | 5.8 mi | 81 |
| MT-677016 Dirt · Power at road | 225.7 | Jul 13, 2025 | $290,100 | 1,286 | 1,755 | 0.5 mi | 79 |
| MT-255746 Dirt · Power at road | 89.9 | Jun 21, 2026 | $183,300 | 2,038 | 2,101 | 9.3 mi | 78 |
| MT-837641 Gravel · Power at road | 354.9 | Jul 27, 2026 | $774,100 | 2,181 | 2,797 | 9.8 mi | 76 |
| MT-456603 Gravel · Power at road | 167.3 | Nov 29, 2024 | $366,200 | 2,189 | 2,424 | 8.7 mi | 72 |
| MT-545517 Landlocked · Off grid | 76.2 | Jul 27, 2026 | $119,900 | 1,574 | 2,312 | 16.4 mi | 71 |
| MT-338224 Gravel · Power at road | 541.4 | Jul 27, 2026 | $698,500 | 1,290 | 1,878 | 5.2 mi | 70 |
| MT-258073 Landlocked · Off grid | 485.3 | Jul 27, 2026 | $323,500 | 667 | 1,624 | 7.4 mi | 69 |
| MT-707463 Landlocked · Off grid | 311.9 | Feb 25, 2025 | $338,600 | 1,085 | 2,456 | 6.9 mi | 65 |
Show adjustment detail for the top comp
- Tract size (194.09 ac → 177.03 ac)+2.6%
- Utilities (Power at road → Full utilities)+22.0%
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.