MT-641459
2509 County Road 260
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
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 $1,866 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-381527 Dirt · Off grid | 4.2 | Jul 27, 2026 | $7,000 | 1,660 | 1,318 | 5.8 mi | 87 |
| MT-331570 Gravel · Off grid | 4.4 | Jul 20, 2026 | $10,400 | 2,383 | 1,631 | 4.9 mi | 86 |
| MT-110914 Landlocked · Full utilities | 2.7 | Jul 27, 2026 | $6,500 | 2,416 | 1,666 | 3.3 mi | 83 |
| MT-411716 Gravel · Off grid | 4.8 | Jun 24, 2025 | $17,400 | 3,582 | 2,572 | 6.2 mi | 75 |
| MT-901716 Gravel · Full utilities | 4.8 | Nov 27, 2025 | $18,800 | 3,878 | 1,907 | 8.4 mi | 75 |
| MT-352883 Dirt · Power at road | 11.3 | Jul 27, 2026 | $42,900 | 3,799 | 2,722 | 5.6 mi | 70 |
| MT-490660 Gravel · Power at road | 2.3 | Jun 4, 2025 | $10,500 | 4,631 | 2,763 | 5.4 mi | 68 |
| MT-692821 Paved · Power at road | 10.8 | Dec 8, 2025 | $50,300 | 4,653 | 2,485 | 3.8 mi | 66 |
| MT-892997 Dirt · Power at road | 12.3 | Feb 28, 2026 | $48,100 | 3,919 | 2,878 | 7.1 mi | 65 |
| MT-210707 Gravel · Power at road | 2.3 | Jan 8, 2025 | $9,400 | 4,004 | 2,430 | 6.9 mi | 65 |
Show adjustment detail for the top comp
- Access (Dirt → Landlocked)-20.9%
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.