MT-154845
3666 County Road 31
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Dawson County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Dawson market data →Step 1 · Is this a deal?
5 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.
No legal access of record — resale is severely limited.
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 9 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 $54,076 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-945130 Dirt · Off grid | 57.6 | Jul 27, 2026 | $243,500 | 4,230 | 3,495 | 5.7 mi | 84 |
| MT-324313 Landlocked · Off grid | 31.9 | Apr 7, 2026 | $57,000 | 1,790 | 1,696 | 8.6 mi | 83 |
| MT-924317 Paved · Off grid | 31.9 | Jul 27, 2026 | $154,500 | 4,838 | 2,608 | 6.5 mi | 80 |
| MT-794529 Landlocked · Power at road | 37.2 | Feb 12, 2026 | $163,600 | 4,392 | 3,654 | 14.0 mi | 75 |
| MT-145490 Dirt · Power at road | 74.7 | Jul 27, 2026 | $272,300 | 3,644 | 2,710 | 12.4 mi | 73 |
| MT-155775 Dirt · Power at road | 91.8 | Jun 3, 2025 | $249,000 | 2,711 | 2,219 | 1.2 mi | 73 |
| MT-883755 Paved · Power at road | 21.3 | Nov 17, 2025 | $103,300 | 4,858 | 2,156 | 4.5 mi | 72 |
| MT-703429 Paved · Off grid | 16.8 | Jul 10, 2026 | $57,200 | 3,407 | 1,682 | 5.2 mi | 72 |
| MT-494202 Dirt · Off grid | 29.4 | Feb 19, 2024 | $101,600 | 3,456 | 2,779 | 3.3 mi | 67 |
Show adjustment detail for the top comp
- Tract size (57.56 ac → 46.82 ac)+4.3%
- Access (Dirt → Landlocked)-20.9%
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.