MT-499571
6416 County Road 353
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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
4,114 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 6 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 $674,502 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-739648 Landlocked · Off grid | 1518.8 | Jan 1, 2026 | $790,200 | 520 | 943 | 2.8 mi | 83 |
| MT-189406 Gravel · Full utilities | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 1,092 | 12.9 mi | 75 |
| MT-199233 Gravel · Off grid | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 1,223 | 8.6 mi | 73 |
| MT-978279 Paved · Power at road | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,228 | 10.2 mi | 67 |
| MT-148290 Paved · Off grid | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,273 | 7.8 mi | 65 |
| MT-347901 Landlocked · Full utilities | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,219 | 12.5 mi | 65 |
Show adjustment detail for the top comp
- Tract size (1518.84 ac → 1436.44 ac)+1.8%
- Access (Landlocked → Paved)+73.5%
- Market time (7 mo)+2.6%
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.