MT-245974
499 County Road 186
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
2,153 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $61,894 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-935695 Dirt · Off grid | 86.7 | Jul 27, 2026 | $114,000 | 1,316 | 1,460 | 7.7 mi | 82 |
| MT-686155 Landlocked · Full utilities | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 1,976 | 0.3 mi | 79 |
| MT-325335 Dirt · Off grid | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,346 | 11.7 mi | 72 |
| MT-407016 Dirt · Full utilities | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,391 | 8.5 mi | 69 |
| MT-286243 Landlocked · Full utilities | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,244 | 8.3 mi | 69 |
| MT-275251 Gravel · Power at road | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,535 | 7.3 mi | 66 |
| MT-296542 Dirt · Power at road | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,974 | 10.3 mi | 64 |
| MT-697373 Paved · Power at road | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,478 | 11.8 mi | 62 |
| MT-957364 Dirt · Full utilities | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,197 | 13.4 mi | 60 |
Show adjustment detail for the top comp
- Tract size (86.67 ac → 106.08 ac)-4.8%
- Access (Dirt → Gravel)+16.3%
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.