MT-739648
5621 County Road 126
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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.
No legal access of record — resale is severely limited.
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 5 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 $169,139 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-499571 Paved · Off grid | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 702 | 2.8 mi | 79 |
| MT-189406 Gravel · Full utilities | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 618 | 12.3 mi | 75 |
| MT-199233 Gravel · Off grid | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 693 | 7.5 mi | 74 |
| MT-148290 Paved · Off grid | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 721 | 9.2 mi | 66 |
| MT-978279 Paved · Power at road | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 695 | 8.1 mi | 65 |
Show adjustment detail for the top comp
- Tract size (1436.44 ac → 1518.84 ac)-1.7%
- Access (Paved → Landlocked)-42.4%
- Market time (15 mo)+5.4%
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.