MT-945130
9263 County Road 143
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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.
571 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $156,479 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-154845 Landlocked · Off grid | 46.8 | Jun 28, 2026 | $108,600 | 2,320 | 2,829 | 5.7 mi | 83 |
| MT-145490 Dirt · Power at road | 74.7 | Jul 27, 2026 | $272,300 | 3,644 | 3,287 | 12.5 mi | 79 |
| MT-924317 Paved · Off grid | 31.9 | Jul 27, 2026 | $154,500 | 4,838 | 3,163 | 10.3 mi | 75 |
| MT-155775 Dirt · Power at road | 91.8 | Jun 3, 2025 | $249,000 | 2,711 | 2,691 | 4.7 mi | 72 |
| MT-494202 Dirt · Off grid | 29.4 | Feb 19, 2024 | $101,600 | 3,456 | 3,371 | 3.8 mi | 71 |
| MT-794529 Landlocked · Power at road | 37.2 | Feb 12, 2026 | $163,600 | 4,392 | 4,431 | 10.6 mi | 71 |
| MT-324313 Landlocked · Off grid | 31.9 | Apr 7, 2026 | $57,000 | 1,790 | 2,056 | 12.7 mi | 71 |
| MT-703429 Paved · Off grid | 16.8 | Jul 10, 2026 | $57,200 | 3,407 | 2,040 | 6.4 mi | 69 |
| MT-883755 Paved · Power at road | 21.3 | Nov 17, 2025 | $103,300 | 4,858 | 2,615 | 8.2 mi | 63 |
Show adjustment detail for the top comp
- Tract size (46.82 ac → 57.56 ac)-4.1%
- Access (Landlocked → Dirt)+26.5%
- Market time (2 mo)+0.6%
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.