MT-552759
970 County Road 46
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $33,927 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-981760 Gravel · Off grid | 5.0 | Jun 7, 2026 | $21,600 | 4,320 | 4,162 | 1.4 mi | 80 |
| MT-192896 Landlocked · Off grid | 11.4 | Feb 1, 2025 | $41,300 | 3,617 | 5,710 | 4.7 mi | 76 |
| MT-564222 Gravel · Full utilities | 29.8 | Jul 27, 2026 | $199,300 | 6,686 | 5,296 | 3.2 mi | 75 |
| MT-741535 Gravel · Full utilities | 4.3 | May 6, 2026 | $40,300 | 9,453 | 6,324 | 8.6 mi | 71 |
| MT-842083 Paved · Power at road | 6.3 | Feb 27, 2026 | $28,500 | 4,496 | 3,193 | 11.5 mi | 70 |
| MT-762252 Paved · Off grid | 7.2 | Jul 20, 2024 | $29,500 | 4,115 | 3,693 | 7.1 mi | 68 |
| MT-693647 Gravel · Full utilities | 19.7 | Dec 14, 2024 | $136,600 | 6,949 | 5,537 | 7.7 mi | 65 |
| MT-762335 Dirt · Power at road | 7.6 | Jul 29, 2024 | $21,700 | 2,852 | 2,993 | 10.1 mi | 65 |
Show adjustment detail for the top comp
- Tract size (5.01 ac → 10.33 ac)-4.4%
- Market time (2 mo)+0.8%
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.