MT-901716
611 County Road 299
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Madison County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Madison 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.
253 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 $7,103 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-381527 Dirt · Off grid | 4.2 | Jul 27, 2026 | $7,000 | 1,660 | 2,760 | 2.7 mi | 85 |
| MT-331570 Gravel · Off grid | 4.4 | Jul 20, 2026 | $10,400 | 2,383 | 3,416 | 13.0 mi | 82 |
| MT-641459 Landlocked · Off grid | 4.0 | Jul 27, 2026 | $7,400 | 1,832 | 3,846 | 8.4 mi | 80 |
| MT-110914 Landlocked · Full utilities | 2.7 | Jul 27, 2026 | $6,500 | 2,416 | 3,489 | 11.2 mi | 79 |
| MT-411716 Gravel · Off grid | 4.8 | Jun 24, 2025 | $17,400 | 3,582 | 5,388 | 10.4 mi | 77 |
| MT-210707 Gravel · Power at road | 2.3 | Jan 8, 2025 | $9,400 | 4,004 | 5,091 | 1.4 mi | 69 |
| MT-490660 Gravel · Power at road | 2.3 | Jun 4, 2025 | $10,500 | 4,631 | 5,789 | 3.9 mi | 68 |
| MT-892997 Dirt · Power at road | 12.3 | Feb 28, 2026 | $48,100 | 3,919 | 6,028 | 4.8 mi | 68 |
| MT-352883 Dirt · Power at road | 11.3 | Jul 27, 2026 | $42,900 | 3,799 | 5,702 | 13.4 mi | 68 |
| MT-692821 Paved · Power at road | 10.8 | Dec 8, 2025 | $50,300 | 4,653 | 5,206 | 8.6 mi | 65 |
Show adjustment detail for the top comp
- Tract size (4.23 ac → 4.85 ac)-0.6%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Full utilities)+43.5%
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.