MT-740502
456 County Road 1
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.
Custer County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Custer market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
349 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 3 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 $4,146 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-102164 Dirt · Power at road | 6.7 | Apr 27, 2026 | $20,400 | 3,037 | 3,213 | 10.4 mi | 68 |
| MT-602755 Paved · Full utilities | 10.3 | Jan 3, 2026 | $66,100 | 6,421 | 4,236 | 8.3 mi | 64 |
| MT-483050 Landlocked · Power at road | 12.8 | Aug 17, 2024 | $18,000 | 1,407 | 2,116 | 12.0 mi | 50 |
Show adjustment detail for the top comp
- Tract size (6.71 ac → 2.01 ac)+4.5%
- 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.