MT-405362
4087 County Road 364
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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?
4 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.
646 ft of deeded road frontage.
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 7 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 $138,553 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-636129 Gravel · Full utilities | 118.7 | Jul 27, 2026 | $647,700 | 5,458 | 5,137 | 7.4 mi | 75 |
| MT-216095 Gravel · Off grid | 115.8 | Nov 2, 2025 | $295,300 | 2,550 | 3,529 | 3.4 mi | 74 |
| MT-565540 Dirt · Power at road | 77.5 | Feb 17, 2025 | $313,300 | 4,045 | 5,162 | 5.0 mi | 73 |
| MT-564222 Gravel · Full utilities | 29.8 | Jul 27, 2026 | $199,300 | 6,686 | 4,702 | 7.6 mi | 71 |
| MT-634638 Landlocked · Power at road | 40.3 | May 30, 2024 | $118,400 | 2,938 | 4,258 | 7.2 mi | 68 |
| MT-693647 Gravel · Full utilities | 19.7 | Dec 14, 2024 | $136,600 | 6,949 | 4,917 | 3.6 mi | 63 |
| MT-675990 Gravel · Off grid | 107.3 | Mar 28, 2024 | $278,400 | 2,594 | 3,751 | 11.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (118.68 ac → 68.09 ac)+14.2%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Off grid)-30.3%
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.