MT-347901
799 County Road 338
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 8 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 $343,864 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-257389 Dirt · Off grid | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 1,449 | 6.0 mi | 77 |
| MT-148290 Paved · Off grid | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,527 | 4.9 mi | 71 |
| MT-978279 Paved · Power at road | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,473 | 14.9 mi | 71 |
| MT-877495 Dirt · Full utilities | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 1,559 | 8.6 mi | 69 |
| MT-596834 Dirt · Power at road | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,307 | 5.1 mi | 66 |
| MT-189406 Gravel · Full utilities | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 1,310 | 10.1 mi | 65 |
| MT-199233 Gravel · Off grid | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 1,468 | 11.1 mi | 60 |
| MT-499571 Paved · Off grid | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 1,488 | 12.5 mi | 55 |
Show adjustment detail for the top comp
- Tract size (295.67 ac → 428.43 ac)-10.4%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (10 mo)+3.4%
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.