MT-537463
6951 County Road 124
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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?
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.
3,948 ft of deeded road frontage.
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 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 $427,292 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-977492 Dirt · Off grid | 318.6 | Jun 30, 2026 | $426,300 | 1,338 | 1,574 | 7.2 mi | 85 |
| MT-277395 Gravel · Full utilities | 296.9 | Dec 1, 2024 | $744,000 | 2,505 | 1,844 | 7.0 mi | 80 |
| MT-557964 Gravel · Off grid | 448.4 | Jan 15, 2026 | $1,148,300 | 2,561 | 2,921 | 4.0 mi | 80 |
| MT-155775 Dirt · Power at road | 91.8 | Jun 3, 2025 | $249,000 | 2,711 | 2,023 | 6.5 mi | 64 |
| MT-508844 Dirt · Full utilities | 848.3 | Jan 23, 2024 | $1,481,000 | 1,746 | 2,119 | 7.5 mi | 60 |
Show adjustment detail for the top comp
- Tract size (318.57 ac → 311.95 ac)+0.6%
- Access (Dirt → Gravel)+16.3%
- Market time (2 mo)+0.5%
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.