MT-302719
2234 County Road 121
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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 10 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 $16,989 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-703429 Paved · Off grid | 16.8 | Jul 10, 2026 | $57,200 | 3,407 | 3,048 | 5.4 mi | 83 |
| MT-821889 Gravel · Power at road | 5.5 | Jul 24, 2026 | $38,500 | 7,004 | 5,743 | 4.3 mi | 79 |
| MT-722507 Landlocked · Full utilities | 8.6 | May 16, 2025 | $51,000 | 5,918 | 6,308 | 4.3 mi | 75 |
| MT-151599 Dirt · Power at road | 4.5 | Jul 27, 2026 | $18,300 | 4,103 | 3,874 | 8.4 mi | 71 |
| MT-924317 Paved · Off grid | 31.9 | Jul 27, 2026 | $154,500 | 4,838 | 4,725 | 8.9 mi | 69 |
| MT-611257 Dirt · Power at road | 3.5 | Jul 27, 2026 | $15,500 | 4,449 | 4,162 | 8.7 mi | 68 |
| MT-883755 Paved · Power at road | 21.3 | Nov 17, 2025 | $103,300 | 4,858 | 3,906 | 6.8 mi | 67 |
| MT-211291 Landlocked · Off grid | 3.6 | Jan 22, 2026 | $8,600 | 2,398 | 3,411 | 7.7 mi | 66 |
| MT-324313 Landlocked · Off grid | 31.9 | Apr 7, 2026 | $57,000 | 1,790 | 3,072 | 11.3 mi | 65 |
| MT-494202 Dirt · Off grid | 29.4 | Feb 19, 2024 | $101,600 | 3,456 | 5,035 | 2.9 mi | 61 |
Show adjustment detail for the top comp
- Tract size (16.79 ac → 10.04 ac)+5.1%
- Access (Paved → Gravel)-15.3%
- Market time (1 mo)+0.4%
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.