MT-369945
4437 County Road 232
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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.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
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 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 $624,911 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-537463 Gravel · Off grid | 311.9 | Jul 27, 2026 | $687,900 | 2,205 | 866 | 7.3 mi | 70 |
| MT-508844 Dirt · Full utilities | 848.3 | Jan 23, 2024 | $1,481,000 | 1,746 | 830 | 7.6 mi | 63 |
| MT-977492 Dirt · Off grid | 318.6 | Jun 30, 2026 | $426,300 | 1,338 | 617 | 14.2 mi | 61 |
| MT-557964 Gravel · Off grid | 448.4 | Jan 15, 2026 | $1,148,300 | 2,561 | 1,145 | 11.2 mi | 61 |
| MT-277395 Gravel · Full utilities | 296.9 | Dec 1, 2024 | $744,000 | 2,505 | 723 | 14.2 mi | 53 |
Show adjustment detail for the top comp
- Tract size (311.95 ac → 1883.44 ac)-42.4%
- Access (Gravel → Landlocked)-32.0%
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.