MT-821889
9695 County Road 317
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
271 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $24,342 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-151599 Dirt · Power at road | 4.5 | Jul 27, 2026 | $18,300 | 4,103 | 4,737 | 8.8 mi | 86 |
| MT-611257 Dirt · Power at road | 3.5 | Jul 27, 2026 | $15,500 | 4,449 | 5,088 | 5.5 mi | 85 |
| MT-380884 Dirt · Power at road | 2.7 | Jul 27, 2026 | $10,100 | 3,809 | 4,323 | 4.4 mi | 77 |
| MT-211291 Landlocked · Off grid | 3.6 | Jan 22, 2026 | $8,600 | 2,398 | 4,171 | 6.3 mi | 73 |
| MT-703429 Paved · Off grid | 16.8 | Jul 10, 2026 | $57,200 | 3,407 | 3,726 | 4.0 mi | 70 |
| MT-302719 Gravel · Off grid | 10.0 | Apr 18, 2025 | $39,400 | 3,927 | 5,069 | 4.3 mi | 70 |
| MT-722507 Landlocked · Full utilities | 8.6 | May 16, 2025 | $51,000 | 5,918 | 7,713 | 6.6 mi | 68 |
| MT-710802 Dirt · Off grid | 2.5 | Feb 19, 2025 | $9,300 | 3,740 | 5,284 | 10.1 mi | 60 |
Show adjustment detail for the top comp
- Tract size (4.46 ac → 5.5 ac)-0.9%
- Access (Dirt → Gravel)+16.3%
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.