MT-277889
7135 County Road 221
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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.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $229,113 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-328245 Paved · Power at road | 549.7 | Apr 26, 2026 | $1,058,100 | 1,925 | 1,214 | 8.3 mi | 83 |
| MT-596928 Gravel · Full utilities | 211.7 | Jul 27, 2026 | $512,100 | 2,419 | 1,104 | 5.0 mi | 75 |
| MT-487264 Dirt · Full utilities | 270.1 | Jul 27, 2026 | $509,100 | 1,885 | 1,072 | 12.4 mi | 74 |
| MT-487967 Gravel · Off grid | 449.4 | Apr 13, 2025 | $460,800 | 1,025 | 881 | 10.5 mi | 72 |
| MT-468229 Dirt · Off grid | 543.4 | Aug 18, 2024 | $601,300 | 1,107 | 1,202 | 2.6 mi | 72 |
| MT-327519 Gravel · Off grid | 324.9 | May 28, 2025 | $462,000 | 1,422 | 1,105 | 15.0 mi | 67 |
| MT-537455 Gravel · Off grid | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 1,513 | 10.1 mi | 66 |
| MT-586920 Dirt · Off grid | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 1,500 | 11.7 mi | 63 |
| MT-249277 Paved · Full utilities | 1160.9 | Feb 13, 2025 | $2,959,100 | 2,549 | 1,742 | 14.1 mi | 56 |
Show adjustment detail for the top comp
- Tract size (549.68 ac → 424.73 ac)+8.1%
- Access (Paved → Landlocked)-42.4%
- Market time (4 mo)+1.3%
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.