MT-163471
2123 County Road 253
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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?
5 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.
No legal access of record — resale is severely limited.
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 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 $12,721 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-892997 Dirt · Power at road | 12.3 | Feb 28, 2026 | $48,100 | 3,919 | 2,590 | 4.9 mi | 80 |
| MT-381527 Dirt · Off grid | 4.2 | Jul 27, 2026 | $7,000 | 1,660 | 1,186 | 0.1 mi | 77 |
| MT-692821 Paved · Power at road | 10.8 | Dec 8, 2025 | $50,300 | 4,653 | 2,237 | 5.9 mi | 76 |
| MT-352883 Dirt · Power at road | 11.3 | Jul 27, 2026 | $42,900 | 3,799 | 2,450 | 11.1 mi | 75 |
| MT-641459 Landlocked · Off grid | 4.0 | Jul 27, 2026 | $7,400 | 1,832 | 1,652 | 5.7 mi | 71 |
| MT-935695 Dirt · Off grid | 86.7 | Jul 27, 2026 | $114,000 | 1,316 | 1,392 | 4.0 mi | 68 |
| MT-331570 Gravel · Off grid | 4.4 | Jul 20, 2026 | $10,400 | 2,383 | 1,468 | 10.2 mi | 66 |
| MT-325335 Dirt · Off grid | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,284 | 6.3 mi | 65 |
| MT-901716 Gravel · Full utilities | 4.8 | Nov 27, 2025 | $18,800 | 3,878 | 1,716 | 2.8 mi | 65 |
| MT-275251 Gravel · Power at road | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,463 | 0.3 mi | 63 |
Show adjustment detail for the top comp
- Tract size (12.28 ac → 17.3 ac)-3.5%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Off grid)-15.0%
- Market time (6 mo)+1.9%
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.