MT-102164
5770 County Road 188
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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.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $11,437 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-602755 Paved · Full utilities | 10.3 | Jan 3, 2026 | $66,100 | 6,421 | 4,054 | 13.2 mi | 69 |
| MT-740502 Dirt · Power at road | 2.0 | Jan 15, 2026 | $7,400 | 3,675 | 3,603 | 10.4 mi | 66 |
| MT-483050 Landlocked · Power at road | 12.8 | Aug 17, 2024 | $18,000 | 1,407 | 2,026 | 14.6 mi | 60 |
| MT-935363 Landlocked · Full utilities | 68.1 | Aug 3, 2025 | $166,600 | 2,445 | 3,622 | 5.3 mi | 54 |
| MT-335372 Gravel · Off grid | 68.6 | Mar 13, 2025 | $149,800 | 2,184 | 3,212 | 9.2 mi | 50 |
Show adjustment detail for the top comp
- Tract size (10.3 ac → 6.71 ac)+3.0%
- Access (Paved → Dirt)-27.1%
- Utilities (Full utilities → Power at road)-18.0%
- 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.