MT-701707
8309 County Road 369
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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?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
388 ft of deeded road frontage.
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 5 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 $10,955 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-381144 Landlocked · Full utilities | 3.2 | Mar 26, 2026 | $9,100 | 2,824 | 2,896 | 6.3 mi | 79 |
| MT-693113 Paved · Off grid | 13.3 | Mar 21, 2026 | $41,700 | 3,122 | 2,886 | 2.5 mi | 76 |
| MT-392155 Dirt · Power at road | 6.7 | May 27, 2025 | $32,400 | 4,857 | 5,130 | 9.8 mi | 68 |
| MT-153400 Paved · Power at road | 16.4 | Jul 27, 2026 | $65,800 | 4,003 | 3,169 | 8.3 mi | 67 |
| MT-100415 Gravel · Power at road | 1.9 | Apr 5, 2025 | $5,100 | 2,719 | 2,376 | 7.6 mi | 63 |
Show adjustment detail for the top comp
- Tract size (3.21 ac → 4.82 ac)-1.5%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (5 mo)+1.6%
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.