Gallatin County, MT · Sold

MT-917661

2944 County Road 35

$552,900

$1,536/ac · 360 ac

Offer report Market this tract

Acreage360 ac

Price per acre$1,536/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedSep 2, 2023

Coordinates45.5957, -111.1022

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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

2 items to verify before you offer.

Risk index

Low risk

Wetlands9.4% of tract

Little to no mapped wetland coverage.

Average slope10.8%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,612 ft of deeded road frontage.

Power10,092 ft away

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

Buildable area309.90 of 360.06 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$659,049

$507,636 – $810,463 · $1,830/ac on 360 ac

Asking vs estimate

-16.1%

Priced below the comp set

Weighted from 7 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 $552,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$376,600

$1,046/ac · +30.0% target margin

You need $176,300 off asking to hit this margin.

All-in cost$408,611

Net resale$606,325

Projected profit$197,714

ROI+48.4%

Annualized+69.2%

Break-even resale$1,234/ac

Profit if resale lands off target

-20%

$76,449

-10%

$137,082

$197,714

+10%

$258,347

+20%

$318,980

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-427663 Landlocked · Power at road	360.6	Nov 27, 2025	$440,200	1,221	1,352	2.6 mi	83
MT-567135 Gravel · Power at road	246.0	Jul 27, 2026	$484,200	1,968	1,291	6.8 mi	78
MT-737937 Dirt · Off grid	439.8	Sep 30, 2025	$814,900	1,853	2,039	11.8 mi	77
MT-357761 Dirt · Power at road	387.1	Oct 24, 2024	$897,900	2,320	2,168	4.5 mi	76
MT-888904 Dirt · Off grid	886.0	Jun 13, 2024	$962,400	1,086	1,558	3.7 mi	70
MT-317258 Gravel · Power at road	268.9	Sep 10, 2024	$910,500	3,386	2,457	9.2 mi	66
MT-168639 Gravel · Off grid	731.3	Sep 18, 2024	$1,350,300	1,847	2,125	15.9 mi	59

Show adjustment detail for the top comp

Access (Landlocked → Dirt)+26.5%
Utilities (Power at road → Off grid)-15.0%
Market time (9 mo)+3.0%

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