Gallatin County, MT · Sold

MT-168639

2073 County Road 72

$1,357,100

$1,856/ac · 731 ac

Offer report Market this tract

Acreage731 ac

Price per acre$1,856/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedJul 20, 2024

Coordinates45.4120, -111.3014

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County GIS boundary

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.

County market

Gallatin County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Gallatin market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands6.4% of tract

Little to no mapped wetland coverage.

Average slope7.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,225 ft of deeded road frontage.

Power10,932 ft away

A long utility run — price in solar/off-grid instead.

Buildable area650.23 of 731.25 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,188,271

$927,598 – $1,448,944 · $1,625/ac on 731 ac

Asking vs estimate

+14.2%

Priced above the comp set

Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,357,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$679,012

$929/ac · +30.0% target margin

You need $678,088 off asking to hit this margin.

All-in cost$736,728

Net resale$1,093,209

Projected profit$356,481

ROI+48.4%

Annualized+69.2%

Break-even resale$1,095/ac

Profit if resale lands off target

-20%

$137,839

-10%

$247,160

$356,481

+10%

$465,802

+20%

$575,123

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-199858 Gravel · Off grid	1768.4	Jul 27, 2026	$2,240,900	1,267	1,672	12.8 mi	72
MT-737937 Dirt · Off grid	439.8	Sep 30, 2025	$814,900	1,853	1,914	6.2 mi	72
MT-567135 Gravel · Power at road	246.0	Jul 27, 2026	$484,200	1,968	1,212	12.4 mi	68
MT-699857 Gravel · Off grid	1767.1	Dec 17, 2025	$1,837,400	1,040	1,407	16.3 mi	65
MT-888904 Dirt · Off grid	886.0	Jun 13, 2024	$962,400	1,086	1,462	19.2 mi	64
MT-317258 Gravel · Power at road	268.9	Sep 10, 2024	$910,500	3,386	2,307	12.2 mi	63
MT-427663 Landlocked · Power at road	360.6	Nov 27, 2025	$440,200	1,221	1,270	17.2 mi	62
MT-357761 Dirt · Power at road	387.1	Oct 24, 2024	$897,900	2,320	2,035	12.7 mi	60
MT-917661 Dirt · Off grid	360.1	May 9, 2024	$470,500	1,307	1,344	15.9 mi	58

Show adjustment detail for the top comp

Tract size (1768.4 ac → 731.25 ac)+31.7%

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.

Build the listing kit Post a deal or JV