MT-710802
4301 County Road 366
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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.
Access by easement; pull and read the recorded document.
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 7 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 $4,548 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-380884 Dirt · Power at road | 2.7 | Jul 27, 2026 | $10,100 | 3,809 | 3,250 | 9.6 mi | 85 |
| MT-611257 Dirt · Power at road | 3.5 | Jul 27, 2026 | $15,500 | 4,449 | 3,826 | 7.1 mi | 81 |
| MT-151599 Dirt · Power at road | 4.5 | Jul 27, 2026 | $18,300 | 4,103 | 3,562 | 2.2 mi | 81 |
| MT-770002 Dirt · Off grid | 1.4 | Jul 27, 2026 | $6,300 | 4,484 | 4,445 | 9.9 mi | 78 |
| MT-211291 Landlocked · Off grid | 3.6 | Jan 22, 2026 | $8,600 | 2,398 | 3,136 | 4.1 mi | 77 |
| MT-821889 Gravel · Power at road | 5.5 | Jul 24, 2026 | $38,500 | 7,004 | 5,280 | 10.1 mi | 70 |
| MT-722507 Landlocked · Full utilities | 8.6 | May 16, 2025 | $51,000 | 5,918 | 5,800 | 6.7 mi | 59 |
Show adjustment detail for the top comp
- Utilities (Power at road → Off grid)-15.0%
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.