MT-327519
7214 County Road 81
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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 $263,534 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-487264 Dirt · Full utilities | 270.1 | Jul 27, 2026 | $509,100 | 1,885 | 1,450 | 5.2 mi | 82 |
| MT-596928 Gravel · Full utilities | 211.7 | Jul 27, 2026 | $512,100 | 2,419 | 1,494 | 14.8 mi | 76 |
| MT-487967 Gravel · Off grid | 449.4 | Apr 13, 2025 | $460,800 | 1,025 | 1,193 | 4.6 mi | 76 |
| MT-537455 Gravel · Off grid | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 2,048 | 11.3 mi | 75 |
| MT-277889 Landlocked · Power at road | 424.7 | Sep 24, 2025 | $440,000 | 1,036 | 1,454 | 15.0 mi | 69 |
| MT-328245 Paved · Power at road | 549.7 | Apr 26, 2026 | $1,058,100 | 1,925 | 1,643 | 19.3 mi | 68 |
| MT-586920 Dirt · Off grid | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 2,030 | 10.4 mi | 65 |
| MT-396107 Gravel · Off grid | 116.8 | Feb 17, 2026 | $169,400 | 1,450 | 1,116 | 18.9 mi | 64 |
| MT-468229 Dirt · Off grid | 543.4 | Aug 18, 2024 | $601,300 | 1,107 | 1,626 | 14.9 mi | 61 |
| MT-825989 Dirt · Off grid | 107.2 | Oct 22, 2025 | $133,500 | 1,245 | 1,105 | 13.9 mi | 61 |
Show adjustment detail for the top comp
- Tract size (270.07 ac → 324.86 ac)-5.2%
- Access (Dirt → Gravel)+16.3%
- 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.