MT-151599
3366 County Road 195
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
475 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 $4,913 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-611257 Dirt · Power at road | 3.5 | Jul 27, 2026 | $15,500 | 4,449 | 4,418 | 7.0 mi | 89 |
| MT-821889 Gravel · Power at road | 5.5 | Jul 24, 2026 | $38,500 | 7,004 | 6,096 | 8.8 mi | 86 |
| MT-380884 Dirt · Power at road | 2.7 | Jul 27, 2026 | $10,100 | 3,809 | 3,753 | 9.2 mi | 79 |
| MT-211291 Landlocked · Off grid | 3.6 | Jan 22, 2026 | $8,600 | 2,398 | 3,621 | 3.7 mi | 79 |
| MT-770002 Dirt · Off grid | 1.4 | Jul 27, 2026 | $6,300 | 4,484 | 5,132 | 8.8 mi | 74 |
| MT-710802 Dirt · Off grid | 2.5 | Feb 19, 2025 | $9,300 | 3,740 | 4,588 | 2.2 mi | 71 |
| MT-722507 Landlocked · Full utilities | 8.6 | May 16, 2025 | $51,000 | 5,918 | 6,697 | 4.6 mi | 66 |
| MT-302719 Gravel · Off grid | 10.0 | Apr 18, 2025 | $39,400 | 3,927 | 4,401 | 8.4 mi | 62 |
Show adjustment detail for the top comp
- Tract size (3.48 ac → 4.46 ac)-0.9%
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.