MT-396107
3970 County Road 63
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Chouteau County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Chouteau market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,317 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 10 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 $66,332 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-596928 Gravel · Full utilities | 211.7 | Jul 27, 2026 | $512,100 | 2,419 | 1,981 | 6.1 mi | 82 |
| MT-825989 Dirt · Off grid | 107.2 | Oct 22, 2025 | $133,500 | 1,245 | 1,465 | 7.5 mi | 78 |
| MT-514548 Paved · Full utilities | 37.8 | Dec 13, 2025 | $116,700 | 3,090 | 1,465 | 1.2 mi | 72 |
| MT-487264 Dirt · Full utilities | 270.1 | Jul 27, 2026 | $509,100 | 1,885 | 1,924 | 14.0 mi | 68 |
| MT-586920 Dirt · Off grid | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 2,692 | 9.3 mi | 64 |
| MT-537455 Gravel · Off grid | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 2,716 | 7.8 mi | 63 |
| MT-494764 Gravel · Power at road | 44.1 | Apr 30, 2025 | $125,600 | 2,844 | 2,048 | 11.1 mi | 62 |
| MT-744641 Gravel · Power at road | 40.4 | Jun 17, 2025 | $103,600 | 2,565 | 1,807 | 12.7 mi | 60 |
| MT-327519 Gravel · Off grid | 324.9 | May 28, 2025 | $462,000 | 1,422 | 1,983 | 18.9 mi | 59 |
| MT-324704 Paved · Full utilities | 42.3 | Aug 3, 2024 | $198,400 | 4,695 | 2,398 | 14.3 mi | 53 |
Show adjustment detail for the top comp
- Tract size (211.72 ac → 116.81 ac)+17.3%
- 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.