MT-555167
4784 County Road 172
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Fergus County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Fergus market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
934 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 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 $93,575 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-505657 Paved · Off grid | 84.3 | Jul 27, 2026 | $213,300 | 2,530 | 2,327 | 6.2 mi | 81 |
| MT-485392 Dirt · Full utilities | 69.6 | Jul 27, 2026 | $179,900 | 2,585 | 2,175 | 8.2 mi | 81 |
| MT-384728 Gravel · Off grid | 43.0 | Jul 27, 2026 | $146,700 | 3,410 | 3,206 | 14.0 mi | 80 |
| MT-325457 Gravel · Power at road | 72.9 | Oct 10, 2025 | $133,700 | 1,833 | 1,690 | 14.4 mi | 77 |
| MT-324917 Gravel · Power at road | 49.3 | Apr 24, 2024 | $120,100 | 2,435 | 2,188 | 15.1 mi | 71 |
| MT-513828 Dirt · Full utilities | 22.4 | Mar 23, 2026 | $77,000 | 3,436 | 2,388 | 8.8 mi | 70 |
| MT-284007 Gravel · Power at road | 25.5 | Apr 23, 2026 | $74,200 | 2,907 | 2,152 | 9.8 mi | 70 |
| MT-394118 Dirt · Off grid | 27.6 | Apr 7, 2025 | $59,100 | 2,139 | 2,287 | 2.5 mi | 68 |
| MT-293717 Gravel · Off grid | 20.7 | Sep 3, 2024 | $33,900 | 1,641 | 1,482 | 5.7 mi | 67 |
| MT-794400 Landlocked · Power at road | 33.9 | Oct 7, 2025 | $46,900 | 1,383 | 1,610 | 10.1 mi | 67 |
Show adjustment detail for the top comp
- Tract size (84.31 ac → 59.12 ac)+8.3%
- Access (Paved → Gravel)-15.3%
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.