MT-744641
2012 County Road 138
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.
Chouteau County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Chouteau 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.
1,115 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 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 $47,371 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-514548 Paved · Full utilities | 37.8 | Dec 13, 2025 | $116,700 | 3,090 | 2,181 | 13.8 mi | 74 |
| MT-494764 Gravel · Power at road | 44.1 | Apr 30, 2025 | $125,600 | 2,844 | 3,049 | 17.1 mi | 73 |
| MT-153400 Paved · Power at road | 16.4 | Jul 27, 2026 | $65,800 | 4,003 | 2,976 | 14.7 mi | 73 |
| MT-383485 Gravel · Full utilities | 17.5 | Dec 20, 2025 | $106,600 | 6,097 | 4,527 | 12.4 mi | 70 |
| MT-324704 Paved · Full utilities | 42.3 | Aug 3, 2024 | $198,400 | 4,695 | 3,570 | 15.3 mi | 67 |
| MT-123833 Paved · Full utilities | 22.5 | Nov 27, 2024 | $131,300 | 5,840 | 3,960 | 2.5 mi | 67 |
| MT-444044 Gravel · Full utilities | 26.2 | Aug 22, 2024 | $126,400 | 4,824 | 3,986 | 10.5 mi | 66 |
| MT-396107 Gravel · Off grid | 116.8 | Feb 17, 2026 | $169,400 | 1,450 | 2,203 | 12.7 mi | 65 |
| MT-693113 Paved · Off grid | 13.3 | Mar 21, 2026 | $41,700 | 3,122 | 2,711 | 8.7 mi | 64 |
| MT-825989 Dirt · Off grid | 107.2 | Oct 22, 2025 | $133,500 | 1,245 | 2,181 | 14.5 mi | 60 |
Show adjustment detail for the top comp
- Tract size (37.76 ac → 40.39 ac)-1.2%
- Access (Paved → Gravel)-15.3%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (8 mo)+2.8%
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.