Madison County, MT · Sold

MT-157822

1300 County Road 60

$838,900

$2,073/ac · 405 ac

Offer report Market this tract

Acreage405 ac

Price per acre$2,073/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographyWooded

ListedOct 12, 2024

Coordinates45.2316, -112.0171

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County GIS boundary

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County market

Madison County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Madison market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands12.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.5%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

4,790 ft of deeded road frontage.

Power244 ft away

Power at or near the road.

Buildable area338.25 of 404.60 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$595,531

$455,737 – $735,325 · $1,472/ac on 405 ac

Asking vs estimate

+40.9%

Priced above the comp set

Weighted from 9 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 $838,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$340,303

$841/ac · +30.0% target margin

You need $498,597 off asking to hit this margin.

All-in cost$369,229

Net resale$547,888

Projected profit$178,659

ROI+48.4%

Annualized+69.2%

Break-even resale$992/ac

Profit if resale lands off target

-20%

$69,082

-10%

$123,871

$178,659

+10%

$233,448

+20%

$288,237

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-738169 Dirt · Power at road	520.2	Jul 27, 2026	$651,600	1,253	1,574	5.4 mi	84
MT-697373 Paved · Power at road	292.3	Dec 7, 2025	$442,400	1,514	1,199	14.9 mi	75
MT-957364 Dirt · Full utilities	290.4	Jan 20, 2025	$306,000	1,054	971	2.6 mi	71
MT-296542 Dirt · Power at road	160.1	Aug 30, 2024	$265,400	1,658	1,602	2.1 mi	68
MT-407016 Dirt · Full utilities	225.7	Sep 20, 2025	$305,000	1,352	1,128	9.7 mi	66
MT-808848 Landlocked · Off grid	850.8	Mar 1, 2025	$493,400	580	1,335	2.5 mi	66
MT-748431 Dirt · Power at road	629.0	Mar 24, 2025	$962,500	1,530	2,152	13.5 mi	66
MT-686155 Landlocked · Full utilities	120.9	Aug 18, 2025	$216,600	1,791	1,603	12.6 mi	57
MT-286243 Landlocked · Full utilities	128.9	Sep 23, 2024	$248,900	1,931	1,821	15.6 mi	53

Show adjustment detail for the top comp

Tract size (520.24 ac → 404.6 ac)+7.8%
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.

Build the listing kit Post a deal or JV