MT-957364
2184 County Road 397
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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.
1,846 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 $48,628 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-738169 Dirt · Power at road | 520.2 | Jul 27, 2026 | $651,600 | 1,253 | 1,821 | 4.0 mi | 84 |
| MT-407016 Dirt · Full utilities | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,305 | 8.9 mi | 81 |
| MT-697373 Paved · Power at road | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,387 | 13.7 mi | 76 |
| MT-157822 Gravel · Power at road | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 2,517 | 2.6 mi | 72 |
| MT-296542 Dirt · Power at road | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,853 | 3.8 mi | 68 |
| MT-748431 Dirt · Power at road | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 2,490 | 11.3 mi | 67 |
| MT-935695 Dirt · Off grid | 86.7 | Jul 27, 2026 | $114,000 | 1,316 | 1,370 | 14.4 mi | 67 |
| MT-686155 Landlocked · Full utilities | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 1,855 | 13.6 mi | 63 |
| MT-808848 Landlocked · Off grid | 850.8 | Mar 1, 2025 | $493,400 | 580 | 1,544 | 3.9 mi | 62 |
| MT-286243 Landlocked · Full utilities | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,106 | 15.2 mi | 58 |
Show adjustment detail for the top comp
- Tract size (520.24 ac → 290.36 ac)+18.9%
- Utilities (Power at road → Full utilities)+22.0%
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.