MT-596928
7781 County Road 228
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.
2,643 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 $301,147 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 | 2,354 | 10.8 mi | 80 |
| MT-396107 Gravel · Off grid | 116.8 | Feb 17, 2026 | $169,400 | 1,450 | 1,811 | 6.1 mi | 78 |
| MT-586920 Dirt · Off grid | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 3,294 | 8.2 mi | 72 |
| MT-328245 Paved · Power at road | 549.7 | Apr 26, 2026 | $1,058,100 | 1,925 | 2,667 | 4.7 mi | 70 |
| MT-537455 Gravel · Off grid | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 3,324 | 6.3 mi | 70 |
| MT-487967 Gravel · Off grid | 449.4 | Apr 13, 2025 | $460,800 | 1,025 | 1,936 | 10.9 mi | 69 |
| MT-277889 Landlocked · Power at road | 424.7 | Sep 24, 2025 | $440,000 | 1,036 | 2,360 | 5.0 mi | 68 |
| MT-327519 Gravel · Off grid | 324.9 | May 28, 2025 | $462,000 | 1,422 | 2,426 | 14.8 mi | 67 |
| MT-825989 Dirt · Off grid | 107.2 | Oct 22, 2025 | $133,500 | 1,245 | 1,793 | 8.9 mi | 67 |
| MT-468229 Dirt · Off grid | 543.4 | Aug 18, 2024 | $601,300 | 1,107 | 2,639 | 2.4 mi | 61 |
Show adjustment detail for the top comp
- Tract size (270.07 ac → 211.72 ac)+7.2%
- Access (Dirt → Gravel)+16.3%
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.