MT-394118
3004 County Road 264
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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.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,071 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 $31,646 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-513828 Dirt · Full utilities | 22.4 | Mar 23, 2026 | $77,000 | 3,436 | 2,361 | 6.3 mi | 81 |
| MT-384728 Gravel · Off grid | 43.0 | Jul 27, 2026 | $146,700 | 3,410 | 3,170 | 12.3 mi | 80 |
| MT-284007 Gravel · Power at road | 25.5 | Apr 23, 2026 | $74,200 | 2,907 | 2,127 | 8.7 mi | 80 |
| MT-485392 Dirt · Full utilities | 69.6 | Jul 27, 2026 | $179,900 | 2,585 | 2,150 | 6.3 mi | 78 |
| MT-505657 Paved · Off grid | 84.3 | Jul 27, 2026 | $213,300 | 2,530 | 2,300 | 7.3 mi | 75 |
| MT-794400 Landlocked · Power at road | 33.9 | Oct 7, 2025 | $46,900 | 1,383 | 1,592 | 7.7 mi | 74 |
| MT-982591 Dirt · Off grid | 9.2 | Jul 27, 2026 | $13,700 | 1,493 | 1,322 | 7.4 mi | 74 |
| MT-824306 Paved · Power at road | 31.7 | Oct 20, 2024 | $90,300 | 2,852 | 1,943 | 5.8 mi | 71 |
| MT-293717 Gravel · Off grid | 20.7 | Sep 3, 2024 | $33,900 | 1,641 | 1,465 | 5.4 mi | 70 |
| MT-214527 Landlocked · Off grid | 37.2 | Jun 22, 2024 | $93,200 | 2,507 | 3,631 | 4.9 mi | 70 |
Show adjustment detail for the top comp
- Tract size (22.41 ac → 27.65 ac)-3.0%
- Utilities (Full utilities → Off grid)-30.3%
- 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.