MT-293717
3294 County Road 261
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.
Fergus County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Fergus market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,138 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $5,060 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 | 2,861 | 8.3 mi | 84 |
| MT-284007 Gravel · Power at road | 25.5 | Apr 23, 2026 | $74,200 | 2,907 | 2,578 | 4.5 mi | 83 |
| MT-384728 Gravel · Off grid | 43.0 | Jul 27, 2026 | $146,700 | 3,410 | 3,841 | 9.3 mi | 76 |
| MT-982591 Dirt · Off grid | 9.2 | Jul 27, 2026 | $13,700 | 1,493 | 1,601 | 12.5 mi | 75 |
| MT-394118 Dirt · Off grid | 27.6 | Apr 7, 2025 | $59,100 | 2,139 | 2,740 | 5.4 mi | 73 |
| MT-293054 Gravel · Power at road | 12.8 | Jun 13, 2025 | $42,500 | 3,325 | 2,809 | 3.4 mi | 73 |
| MT-555167 Gravel · Off grid | 59.1 | Apr 5, 2025 | $179,800 | 3,041 | 3,852 | 5.7 mi | 70 |
| MT-794400 Landlocked · Power at road | 33.9 | Oct 7, 2025 | $46,900 | 1,383 | 1,929 | 8.5 mi | 68 |
| MT-992979 Paved · Off grid | 12.1 | Apr 19, 2025 | $55,600 | 4,588 | 3,868 | 8.2 mi | 67 |
| MT-824306 Paved · Power at road | 31.7 | Oct 20, 2024 | $90,300 | 2,852 | 2,355 | 5.5 mi | 67 |
Show adjustment detail for the top comp
- Tract size (22.41 ac → 20.68 ac)+1.1%
- Access (Dirt → Gravel)+16.3%
- 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.