MT-335372
7123 County Road 124
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,663 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 $70,389 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-935363 Landlocked · Full utilities | 68.1 | Aug 3, 2025 | $166,600 | 2,445 | 2,610 | 5.3 mi | 79 |
| MT-386108 Gravel · Power at road | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 2,598 | 6.7 mi | 71 |
| MT-257389 Dirt · Off grid | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 2,427 | 6.6 mi | 61 |
| MT-596834 Dirt · Power at road | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 2,190 | 12.0 mi | 59 |
| MT-877495 Dirt · Full utilities | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 2,612 | 9.6 mi | 53 |
| MT-483050 Landlocked · Power at road | 12.8 | Aug 17, 2024 | $18,000 | 1,407 | 1,459 | 7.4 mi | 52 |
Show adjustment detail for the top comp
- Access (Landlocked → Gravel)+47.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (12 mo)+4.3%
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.