MT-514548
1206 County Road 189
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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?
3 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.
1,223 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 $21,537 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 | 3,211 | 1.2 mi | 73 |
| MT-744641 Gravel · Power at road | 40.4 | Jun 17, 2025 | $103,600 | 2,565 | 3,920 | 13.8 mi | 71 |
| MT-324704 Paved · Full utilities | 42.3 | Aug 3, 2024 | $198,400 | 4,695 | 5,202 | 14.2 mi | 71 |
| MT-494764 Gravel · Power at road | 44.1 | Apr 30, 2025 | $125,600 | 2,844 | 4,443 | 10.5 mi | 71 |
| MT-153400 Paved · Power at road | 16.4 | Jul 27, 2026 | $65,800 | 4,003 | 4,337 | 16.5 mi | 70 |
| MT-693113 Paved · Off grid | 13.3 | Mar 21, 2026 | $41,700 | 3,122 | 3,950 | 9.3 mi | 67 |
| MT-123833 Paved · Full utilities | 22.5 | Nov 27, 2024 | $131,300 | 5,840 | 5,770 | 12.0 mi | 67 |
| MT-383485 Gravel · Full utilities | 17.5 | Dec 20, 2025 | $106,600 | 6,097 | 6,597 | 14.5 mi | 65 |
| MT-444044 Gravel · Full utilities | 26.2 | Aug 22, 2024 | $126,400 | 4,824 | 5,808 | 13.3 mi | 65 |
| MT-825989 Dirt · Off grid | 107.2 | Oct 22, 2025 | $133,500 | 1,245 | 3,178 | 7.1 mi | 63 |
Show adjustment detail for the top comp
- Tract size (116.81 ac → 37.76 ac)+28.1%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Full utilities)+43.5%
- 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.