MT-160099
2649 County Road 15
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
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 $894 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-270782 Dirt · Off grid | 2.5 | Jul 27, 2026 | $5,900 | 2,371 | 1,898 | 2.3 mi | 82 |
| MT-160452 Dirt · Power at road | 1.9 | Jul 6, 2026 | $7,300 | 3,771 | 2,558 | 10.2 mi | 77 |
| MT-240637 Dirt · Off grid | 2.2 | Feb 7, 2026 | $7,600 | 3,416 | 2,780 | 11.3 mi | 73 |
| MT-570221 Dirt · Power at road | 1.6 | Mar 5, 2025 | $5,000 | 3,075 | 2,195 | 9.5 mi | 72 |
| MT-800693 Dirt · Full utilities | 2.3 | Mar 17, 2026 | $6,500 | 2,818 | 1,592 | 12.0 mi | 71 |
| MT-110527 Dirt · Power at road | 2.0 | Jan 15, 2024 | $5,900 | 2,901 | 2,174 | 3.5 mi | 68 |
| MT-511427 Gravel · Full utilities | 3.9 | Jun 17, 2026 | $17,000 | 4,310 | 2,106 | 12.9 mi | 66 |
| MT-780873 Paved · Power at road | 2.6 | Jul 26, 2024 | $12,300 | 4,649 | 2,502 | 2.7 mi | 66 |
Show adjustment detail for the top comp
- Tract size (2.47 ac → 1.5 ac)+1.0%
- Access (Dirt → Landlocked)-20.9%
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.