MT-192896
6185 County Road 396
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Carter County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Carter market data →Step 1 · Is this a deal?
5 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.
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 $20,736 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-552759 Gravel · Off grid | 10.3 | Jul 27, 2026 | $50,700 | 4,908 | 3,316 | 4.7 mi | 86 |
| MT-981760 Gravel · Off grid | 5.0 | Jun 7, 2026 | $21,600 | 4,320 | 2,806 | 6.0 mi | 77 |
| MT-564222 Gravel · Full utilities | 29.8 | Jul 27, 2026 | $199,300 | 6,686 | 3,571 | 5.2 mi | 76 |
| MT-762252 Paved · Off grid | 7.2 | Jul 20, 2024 | $29,500 | 4,115 | 2,490 | 4.6 mi | 72 |
| MT-741535 Gravel · Full utilities | 4.3 | May 6, 2026 | $40,300 | 9,453 | 4,264 | 7.8 mi | 72 |
| MT-842083 Paved · Power at road | 6.3 | Feb 27, 2026 | $28,500 | 4,496 | 2,153 | 13.1 mi | 67 |
| MT-762335 Dirt · Power at road | 7.6 | Jul 29, 2024 | $21,700 | 2,852 | 2,018 | 8.6 mi | 64 |
| MT-693647 Gravel · Full utilities | 19.7 | Dec 14, 2024 | $136,600 | 6,949 | 3,734 | 8.4 mi | 64 |
Show adjustment detail for the top comp
- Tract size (10.33 ac → 11.41 ac)-0.8%
- Access (Gravel → Landlocked)-32.0%
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.