MT-485392
8049 County Road 243
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
663 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 $93,403 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 | 2,772 | 13.6 mi | 82 |
| MT-384728 Gravel · Off grid | 43.0 | Jul 27, 2026 | $146,700 | 3,410 | 3,819 | 14.6 mi | 77 |
| MT-325457 Gravel · Power at road | 72.9 | Oct 10, 2025 | $133,700 | 1,833 | 2,013 | 13.9 mi | 74 |
| MT-555167 Gravel · Off grid | 59.1 | Apr 5, 2025 | $179,800 | 3,041 | 3,831 | 8.2 mi | 71 |
| MT-513828 Dirt · Full utilities | 22.4 | Mar 23, 2026 | $77,000 | 3,436 | 2,845 | 5.6 mi | 71 |
| MT-655664 Paved · Power at road | 84.7 | Oct 9, 2024 | $289,300 | 3,414 | 3,423 | 6.6 mi | 70 |
| MT-394118 Dirt · Off grid | 27.6 | Apr 7, 2025 | $59,100 | 2,139 | 2,724 | 6.3 mi | 69 |
| MT-794400 Landlocked · Power at road | 33.9 | Oct 7, 2025 | $46,900 | 1,383 | 1,918 | 7.5 mi | 67 |
| MT-214527 Landlocked · Off grid | 37.2 | Jun 22, 2024 | $93,200 | 2,507 | 4,375 | 2.5 mi | 65 |
| MT-506789 Dirt · Power at road | 191.4 | Dec 25, 2024 | $320,000 | 1,672 | 2,815 | 2.0 mi | 65 |
Show adjustment detail for the top comp
- Tract size (84.31 ac → 69.59 ac)+4.5%
- Access (Paved → Dirt)-27.1%
- Utilities (Off grid → Full utilities)+43.5%
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.