MT-877495
1946 County Road 97
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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?
3 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.
3,259 ft of deeded road frontage.
Power at or near the road.
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 $231,454 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 | 2,018 | 8.6 mi | 81 |
| MT-257389 Dirt · Off grid | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 1,999 | 10.2 mi | 78 |
| MT-596834 Dirt · Power at road | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,803 | 13.1 mi | 68 |
| MT-978279 Paved · Power at road | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 2,033 | 15.8 mi | 66 |
| MT-148290 Paved · Off grid | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 2,107 | 6.6 mi | 65 |
| MT-386108 Gravel · Power at road | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 2,139 | 15.3 mi | 58 |
Show adjustment detail for the top comp
- Tract size (428.43 ac → 319.26 ac)+9.1%
- Access (Landlocked → Dirt)+26.5%
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.