MT-844423
3635 County Road 180
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,456 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 $25,772 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-954314 Gravel · Power at road | 31.9 | Sep 30, 2025 | $174,200 | 5,465 | 5,591 | 4.6 mi | 87 |
| MT-114281 Gravel · Full utilities | 31.1 | May 4, 2026 | $212,300 | 6,821 | 5,561 | 3.4 mi | 86 |
| MT-504395 Landlocked · Off grid | 33.8 | May 6, 2026 | $55,500 | 1,643 | 2,866 | 8.0 mi | 82 |
| MT-115253 Dirt · Power at road | 62.9 | Jul 27, 2026 | $202,700 | 3,221 | 4,219 | 7.2 mi | 76 |
| MT-444319 Landlocked · Power at road | 32.0 | Feb 9, 2025 | $74,300 | 2,325 | 3,590 | 10.6 mi | 73 |
| MT-634926 Gravel · Full utilities | 49.6 | Jan 1, 2025 | $175,300 | 3,531 | 3,308 | 5.7 mi | 72 |
| MT-293156 Landlocked · Power at road | 13.8 | May 10, 2026 | $49,800 | 3,613 | 4,746 | 8.2 mi | 70 |
| MT-335262 Gravel · Off grid | 63.3 | Jul 8, 2025 | $317,900 | 5,020 | 6,956 | 9.2 mi | 68 |
| MT-795430 Dirt · Full utilities | 71.5 | Jan 3, 2025 | $334,000 | 4,670 | 5,495 | 6.6 mi | 63 |
| MT-315833 Landlocked · Full utilities | 95.8 | Nov 22, 2024 | $311,400 | 3,252 | 5,207 | 4.0 mi | 60 |
Show adjustment detail for the top comp
- Tract size (31.87 ac → 34.49 ac)-1.3%
- Market time (11 mo)+3.7%
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.