MT-658547
448 County Road 235
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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.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $310,251 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-668979 Landlocked · Power at road | 935.5 | Mar 22, 2026 | $679,800 | 727 | 1,256 | 9.1 mi | 74 |
| MT-987331 Gravel · Power at road | 283.5 | Jul 27, 2026 | $470,000 | 1,658 | 1,340 | 11.0 mi | 73 |
| MT-189743 Gravel · Power at road | 1627.0 | Jul 27, 2026 | $1,602,200 | 985 | 1,356 | 7.1 mi | 71 |
| MT-619883 Gravel · Power at road | 1800.7 | Jul 27, 2026 | $1,399,100 | 777 | 1,104 | 6.6 mi | 70 |
| MT-997679 Dirt · Power at road | 364.8 | Nov 6, 2025 | $452,000 | 1,239 | 1,291 | 11.4 mi | 68 |
Show adjustment detail for the top comp
- Tract size (935.48 ac → 684.11 ac)+10.1%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (5 mo)+1.7%
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.