Fergus County, MT · Sold

MT-325457

6197 County Road 162

$132,100

$1,811/ac · 72.94 ac

Offer report Market this tract

Acreage72.94 ac

Price per acre$1,811/ac

ZoningRecreational

Road accessGravel

UtilitiesPower at road

TopographySloped

ListedAug 23, 2025

Coordinates47.2305, -109.0748

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Fergus County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Fergus market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands3.9% of tract

Little to no mapped wetland coverage.

Average slope14.3%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,432 ft of deeded road frontage.

Power234 ft away

Power at or near the road.

Buildable area56.08 of 72.94 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$199,071

$157,886 – $240,255 · $2,729/ac on 72.94 ac

Asking vs estimate

-33.6%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $132,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$113,755

$1,560/ac · +30.0% target margin

You need $18,345 off asking to hit this margin.

All-in cost$123,424

Net resale$183,145

Projected profit$59,721

ROI+48.4%

Annualized+69.2%

Break-even resale$1,839/ac

Profit if resale lands off target

-20%

$23,092

-10%

$41,406

$59,721

+10%

$78,035

+20%

$96,350

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-384728 Gravel · Off grid	43.0	Jul 27, 2026	$146,700	3,410	3,602	1.7 mi	82
MT-485392 Dirt · Full utilities	69.6	Jul 27, 2026	$179,900	2,585	2,444	13.9 mi	81
MT-505657 Paved · Off grid	84.3	Jul 27, 2026	$213,300	2,530	2,614	13.8 mi	78
MT-555167 Gravel · Off grid	59.1	Apr 5, 2025	$179,800	3,041	3,612	14.4 mi	74
MT-324917 Gravel · Power at road	49.3	Apr 24, 2024	$120,100	2,435	2,458	8.8 mi	73
MT-655664 Paved · Power at road	84.7	Oct 9, 2024	$289,300	3,414	3,228	7.5 mi	73
MT-284007 Gravel · Power at road	25.5	Apr 23, 2026	$74,200	2,907	2,417	6.3 mi	72
MT-794400 Landlocked · Power at road	33.9	Oct 7, 2025	$46,900	1,383	1,809	6.4 mi	69
MT-513828 Dirt · Full utilities	22.4	Mar 23, 2026	$77,000	3,436	2,683	8.3 mi	68
MT-824306 Paved · Power at road	31.7	Oct 20, 2024	$90,300	2,852	2,208	6.7 mi	62

Show adjustment detail for the top comp

Tract size (43.01 ac → 72.94 ac)-10.4%
Utilities (Off grid → Power at road)+17.6%

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.

Build the listing kit Post a deal or JV