MT-825989
7194 County Road 49
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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?
5 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.
Access by easement; pull and read the recorded document.
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 $45,860 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-396107 Gravel · Off grid | 116.8 | Feb 17, 2026 | $169,400 | 1,450 | 1,301 | 7.5 mi | 81 |
| MT-596928 Gravel · Full utilities | 211.7 | Jul 27, 2026 | $512,100 | 2,419 | 1,741 | 8.9 mi | 73 |
| MT-586920 Dirt · Off grid | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 2,365 | 3.6 mi | 73 |
| MT-487264 Dirt · Full utilities | 270.1 | Jul 27, 2026 | $509,100 | 1,885 | 1,691 | 8.8 mi | 72 |
| MT-494764 Gravel · Power at road | 44.1 | Apr 30, 2025 | $125,600 | 2,844 | 1,800 | 3.7 mi | 64 |
| MT-514548 Paved · Full utilities | 37.8 | Dec 13, 2025 | $116,700 | 3,090 | 1,287 | 7.1 mi | 64 |
| MT-324704 Paved · Full utilities | 42.3 | Aug 3, 2024 | $198,400 | 4,695 | 2,107 | 7.6 mi | 63 |
| MT-537455 Gravel · Off grid | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 2,387 | 3.8 mi | 62 |
| MT-327519 Gravel · Off grid | 324.9 | May 28, 2025 | $462,000 | 1,422 | 1,742 | 13.9 mi | 59 |
| MT-744641 Gravel · Power at road | 40.4 | Jun 17, 2025 | $103,600 | 2,565 | 1,588 | 14.5 mi | 57 |
Show adjustment detail for the top comp
- Tract size (116.81 ac → 107.24 ac)+2.2%
- Access (Gravel → Dirt)-14.0%
- Market time (6 mo)+2.1%
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.