MT-148290
9389 County Road 13
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Custer County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Custer 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 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 $496,424 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-978279 Paved · Power at road | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,636 | 11.0 mi | 81 |
| MT-347901 Landlocked · Full utilities | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,624 | 4.9 mi | 81 |
| MT-257389 Dirt · Off grid | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 1,609 | 3.6 mi | 72 |
| MT-739648 Landlocked · Off grid | 1518.8 | Jan 1, 2026 | $790,200 | 520 | 1,256 | 9.2 mi | 71 |
| MT-199233 Gravel · Off grid | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 1,630 | 7.3 mi | 68 |
| MT-189406 Gravel · Full utilities | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 1,455 | 8.4 mi | 67 |
| MT-596834 Dirt · Power at road | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,452 | 7.3 mi | 65 |
| MT-499571 Paved · Off grid | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 1,652 | 7.8 mi | 65 |
| MT-877495 Dirt · Full utilities | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 1,731 | 6.6 mi | 64 |
Show adjustment detail for the top comp
- Utilities (Power at road → Off grid)-15.0%
- Market time (6 mo)+2.2%
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.