MT-257389
9491 County Road 311
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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $153,539 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-347901 Landlocked · Full utilities | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,438 | 6.0 mi | 83 |
| MT-596834 Dirt · Power at road | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,285 | 5.4 mi | 73 |
| MT-877495 Dirt · Full utilities | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 1,532 | 10.2 mi | 73 |
| MT-978279 Paved · Power at road | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,448 | 9.0 mi | 68 |
| MT-148290 Paved · Off grid | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,501 | 3.6 mi | 68 |
| MT-386108 Gravel · Power at road | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 1,524 | 7.1 mi | 64 |
Show adjustment detail for the top comp
- Tract size (428.43 ac → 295.67 ac)+11.6%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Full utilities → Off grid)-30.3%
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.