MT-748431
6584 County Road 399
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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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $485,596 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 | 1,185 | 8.2 mi | 89 |
| MT-989864 Dirt · Power at road | 1776.1 | Jul 27, 2026 | $1,738,000 | 979 | 1,354 | 10.7 mi | 72 |
| MT-407016 Dirt · Full utilities | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 849 | 7.3 mi | 69 |
| MT-697373 Paved · Power at road | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 903 | 6.3 mi | 69 |
| MT-957364 Dirt · Full utilities | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 731 | 11.3 mi | 67 |
| MT-808848 Landlocked · Off grid | 850.8 | Mar 1, 2025 | $493,400 | 580 | 1,005 | 12.8 mi | 66 |
| MT-157822 Gravel · Power at road | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 1,638 | 13.5 mi | 65 |
| MT-839970 Gravel · Power at road | 1917.9 | May 24, 2025 | $2,136,800 | 1,114 | 1,425 | 10.6 mi | 60 |
Show adjustment detail for the top comp
- Tract size (520.24 ac → 628.97 ac)-5.6%
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.