MT-216095
2616 County Road 98
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,223 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $60,218 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 | 3,835 | 10.0 mi | 86 |
| MT-675990 Gravel · Off grid | 107.3 | Mar 28, 2024 | $278,400 | 2,594 | 2,800 | 8.5 mi | 74 |
| MT-565540 Dirt · Power at road | 77.5 | Feb 17, 2025 | $313,300 | 4,045 | 3,853 | 2.0 mi | 71 |
| MT-405362 Paved · Off grid | 68.1 | Aug 6, 2024 | $280,200 | 4,115 | 3,334 | 3.4 mi | 68 |
| MT-634638 Landlocked · Power at road | 40.3 | May 30, 2024 | $118,400 | 2,938 | 3,179 | 5.3 mi | 58 |
Show adjustment detail for the top comp
- Tract size (118.68 ac → 115.8 ac)+0.6%
- 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.