MT-935363
7409 County Road 327
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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.
No legal access of record — resale is severely limited.
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 $78,416 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-335372 Gravel · Off grid | 68.6 | Mar 13, 2025 | $149,800 | 2,184 | 2,262 | 5.3 mi | 77 |
| MT-386108 Gravel · Power at road | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 2,539 | 6.1 mi | 74 |
| MT-257389 Dirt · Off grid | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 2,372 | 10.5 mi | 57 |
| MT-596834 Dirt · Power at road | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 2,141 | 15.7 mi | 57 |
| MT-877495 Dirt · Full utilities | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 2,553 | 14.7 mi | 52 |
| MT-483050 Landlocked · Power at road | 12.8 | Aug 17, 2024 | $18,000 | 1,407 | 1,427 | 12.3 mi | 52 |
Show adjustment detail for the top comp
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (17 mo)+6.0%
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.