MT-239828
1608 County Road 296
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Cascade County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Cascade market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
3,640 ft of deeded road frontage.
Power at or near the road.
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 $2,293,540 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-799931 Gravel · Off grid | 1864.4 | Jul 1, 2026 | $3,350,700 | 1,797 | 2,283 | 12.4 mi | 80 |
| MT-809878 Landlocked · Off grid | 1794.2 | Aug 20, 2025 | $1,311,600 | 731 | 1,398 | 3.4 mi | 80 |
| MT-748290 Gravel · Power at road | 567.9 | Jul 27, 2026 | $1,261,400 | 2,221 | 1,653 | 2.0 mi | 72 |
| MT-729002 Paved · Power at road | 951.2 | Feb 2, 2026 | $2,204,700 | 2,318 | 1,748 | 10.8 mi | 68 |
| MT-147497 Dirt · Power at road | 319.7 | Feb 7, 2026 | $751,700 | 2,351 | 1,747 | 2.9 mi | 65 |
Show adjustment detail for the top comp
- Tract size (1864.44 ac → 1730.38 ac)+2.4%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (1 mo)+0.5%
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.