MT-115253
2658 County Road 396
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.
Gallatin County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Gallatin market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
1,058 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 9 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 $86,804 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-795430 Dirt · Full utilities | 71.5 | Jan 3, 2025 | $334,000 | 4,670 | 4,205 | 1.4 mi | 78 |
| MT-335262 Gravel · Off grid | 63.3 | Jul 8, 2025 | $317,900 | 5,020 | 5,323 | 10.0 mi | 75 |
| MT-504395 Landlocked · Off grid | 33.8 | May 6, 2026 | $55,500 | 1,643 | 2,193 | 4.5 mi | 74 |
| MT-114281 Gravel · Full utilities | 31.1 | May 4, 2026 | $212,300 | 6,821 | 4,255 | 3.9 mi | 73 |
| MT-634926 Gravel · Full utilities | 49.6 | Jan 1, 2025 | $175,300 | 3,531 | 2,531 | 2.4 mi | 73 |
| MT-315833 Landlocked · Full utilities | 95.8 | Nov 22, 2024 | $311,400 | 3,252 | 3,984 | 5.7 mi | 71 |
| MT-954314 Gravel · Power at road | 31.9 | Sep 30, 2025 | $174,200 | 5,465 | 4,278 | 8.0 mi | 68 |
| MT-844423 Gravel · Power at road | 34.5 | Dec 5, 2024 | $112,500 | 3,261 | 2,672 | 7.2 mi | 65 |
| MT-444319 Landlocked · Power at road | 32.0 | Feb 9, 2025 | $74,300 | 2,325 | 2,747 | 9.8 mi | 64 |
Show adjustment detail for the top comp
- Tract size (71.53 ac → 62.92 ac)+2.9%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (19 mo)+6.8%
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.