MT-513828
316 County Road 256
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
951 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 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 $39,133 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-284007 Gravel · Power at road | 25.5 | Apr 23, 2026 | $74,200 | 2,907 | 3,148 | 8.3 mi | 79 |
| MT-982591 Dirt · Off grid | 9.2 | Jul 27, 2026 | $13,700 | 1,493 | 1,956 | 7.8 mi | 78 |
| MT-293717 Gravel · Off grid | 20.7 | Sep 3, 2024 | $33,900 | 1,641 | 2,168 | 8.3 mi | 75 |
| MT-394118 Dirt · Off grid | 27.6 | Apr 7, 2025 | $59,100 | 2,139 | 3,345 | 6.3 mi | 74 |
| MT-794400 Landlocked · Power at road | 33.9 | Oct 7, 2025 | $46,900 | 1,383 | 2,356 | 2.0 mi | 74 |
| MT-485392 Dirt · Full utilities | 69.6 | Jul 27, 2026 | $179,900 | 2,585 | 3,182 | 5.6 mi | 74 |
| MT-384728 Gravel · Off grid | 43.0 | Jul 27, 2026 | $146,700 | 3,410 | 4,690 | 9.0 mi | 73 |
| MT-824306 Paved · Power at road | 31.7 | Oct 20, 2024 | $90,300 | 2,852 | 2,876 | 3.3 mi | 69 |
| MT-293054 Gravel · Power at road | 12.8 | Jun 13, 2025 | $42,500 | 3,325 | 3,430 | 9.3 mi | 66 |
| MT-325457 Gravel · Power at road | 72.9 | Oct 10, 2025 | $133,700 | 1,833 | 2,472 | 8.3 mi | 65 |
Show adjustment detail for the top comp
- Tract size (25.51 ac → 22.41 ac)+1.9%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (4 mo)+1.3%
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.