MT-383485
4992 County Road 268
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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?
3 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.
636 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 9 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 $67,836 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-153400 Paved · Power at road | 16.4 | Jul 27, 2026 | $65,800 | 4,003 | 4,118 | 2.5 mi | 91 |
| MT-693113 Paved · Off grid | 13.3 | Mar 21, 2026 | $41,700 | 3,122 | 3,751 | 5.8 mi | 77 |
| MT-444044 Gravel · Full utilities | 26.2 | Aug 22, 2024 | $126,400 | 4,824 | 5,516 | 1.9 mi | 74 |
| MT-123833 Paved · Full utilities | 22.5 | Nov 27, 2024 | $131,300 | 5,840 | 5,479 | 10.3 mi | 69 |
| MT-744641 Gravel · Power at road | 40.4 | Jun 17, 2025 | $103,600 | 2,565 | 3,723 | 12.4 mi | 67 |
| MT-514548 Paved · Full utilities | 37.8 | Dec 13, 2025 | $116,700 | 3,090 | 3,017 | 14.5 mi | 65 |
| MT-324704 Paved · Full utilities | 42.3 | Aug 3, 2024 | $198,400 | 4,695 | 4,940 | 3.6 mi | 63 |
| MT-494764 Gravel · Power at road | 44.1 | Apr 30, 2025 | $125,600 | 2,844 | 4,219 | 8.7 mi | 63 |
| MT-392155 Dirt · Power at road | 6.7 | May 27, 2025 | $32,400 | 4,857 | 6,668 | 14.7 mi | 62 |
Show adjustment detail for the top comp
- Tract size (16.44 ac → 17.48 ac)-0.7%
- Access (Paved → Gravel)-15.3%
- Utilities (Power at road → Full utilities)+22.0%
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.