MT-954314
5838 County Road 178
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Gallatin County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Gallatin market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
960 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 $92,815 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-114281 Gravel · Full utilities | 31.1 | May 4, 2026 | $212,300 | 6,821 | 5,636 | 4.7 mi | 86 |
| MT-844423 Gravel · Power at road | 34.5 | Dec 5, 2024 | $112,500 | 3,261 | 3,539 | 4.6 mi | 83 |
| MT-504395 Landlocked · Off grid | 33.8 | May 6, 2026 | $55,500 | 1,643 | 2,904 | 6.0 mi | 82 |
| MT-444319 Landlocked · Power at road | 32.0 | Feb 9, 2025 | $74,300 | 2,325 | 3,638 | 6.4 mi | 77 |
| MT-115253 Dirt · Power at road | 62.9 | Jul 27, 2026 | $202,700 | 3,221 | 4,276 | 8.0 mi | 75 |
| MT-293156 Landlocked · Power at road | 13.8 | May 10, 2026 | $49,800 | 3,613 | 4,809 | 3.6 mi | 74 |
| MT-335262 Gravel · Off grid | 63.3 | Jul 8, 2025 | $317,900 | 5,020 | 7,049 | 4.7 mi | 69 |
| MT-634926 Gravel · Full utilities | 49.6 | Jan 1, 2025 | $175,300 | 3,531 | 3,352 | 7.8 mi | 68 |
| MT-795430 Dirt · Full utilities | 71.5 | Jan 3, 2025 | $334,000 | 4,670 | 5,569 | 8.2 mi | 61 |
| MT-302883 Dirt · Power at road | 11.3 | Dec 7, 2024 | $42,800 | 3,789 | 4,146 | 8.0 mi | 60 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Power at road)-18.0%
- Market time (3 mo)+1.2%
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.