MT-923838
258 County Road 224
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Meagher County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Meagher 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.
1,204 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 9 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 $49,588 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-994075 Dirt · Power at road | 26.8 | Mar 14, 2026 | $112,400 | 4,194 | 6,004 | 3.9 mi | 82 |
| MT-523397 Gravel · Power at road | 16.4 | Jan 14, 2026 | $56,500 | 3,446 | 4,003 | 6.8 mi | 81 |
| MT-572628 Gravel · Off grid | 9.4 | Jul 27, 2026 | $36,200 | 3,848 | 4,882 | 4.7 mi | 78 |
| MT-243331 Paved · Off grid | 15.6 | Sep 17, 2024 | $57,700 | 3,690 | 4,482 | 6.4 mi | 74 |
| MT-484826 Gravel · Full utilities | 46.2 | Jul 27, 2026 | $282,200 | 6,110 | 6,670 | 7.9 mi | 72 |
| MT-662462 Gravel · Off grid | 8.3 | Apr 1, 2025 | $31,500 | 3,780 | 5,017 | 3.4 mi | 67 |
| MT-725219 Paved · Power at road | 61.4 | Jan 11, 2025 | $179,000 | 2,916 | 3,714 | 6.0 mi | 65 |
| MT-862930 Paved · Power at road | 11.7 | Oct 12, 2023 | $65,400 | 5,591 | 5,812 | 5.8 mi | 65 |
| MT-144668 Landlocked · Full utilities | 41.2 | Jun 25, 2024 | $190,600 | 4,626 | 7,903 | 9.8 mi | 60 |
Show adjustment detail for the top comp
- Tract size (26.8 ac → 22.57 ac)+2.5%
- Access (Dirt → Paved)+37.2%
- Market time (5 mo)+1.8%
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.