MT-738169
445 County Road 377
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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.
2,583 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 8 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 $396,750 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-748431 Dirt · Power at road | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 1,716 | 8.2 mi | 80 |
| MT-989864 Dirt · Power at road | 1776.1 | Jul 27, 2026 | $1,738,000 | 979 | 1,435 | 3.3 mi | 75 |
| MT-157822 Gravel · Power at road | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 1,735 | 5.4 mi | 74 |
| MT-957364 Dirt · Full utilities | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 774 | 4.0 mi | 73 |
| MT-407016 Dirt · Full utilities | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 900 | 4.9 mi | 73 |
| MT-697373 Paved · Power at road | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 956 | 9.7 mi | 70 |
| MT-808848 Landlocked · Off grid | 850.8 | Mar 1, 2025 | $493,400 | 580 | 1,064 | 4.6 mi | 68 |
| MT-296542 Dirt · Power at road | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,277 | 4.8 mi | 62 |
Show adjustment detail for the top comp
- Tract size (628.97 ac → 520.24 ac)+5.9%
- Market time (17 mo)+5.9%
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.