Meagher County, MT · Sold

MT-768787

3634 County Road 355

$2,201,900

$2,705/ac · 814 ac

Offer report Market this tract

Acreage814 ac

Price per acre$2,705/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedFeb 19, 2026

Coordinates46.6801, -110.9246

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Meagher County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Meagher market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands12.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope0.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

2,727 ft of deeded road frontage.

Power67 ft away

Power at or near the road.

Buildable area678.19 of 814.01 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,697,981

$1,473,893 – $1,922,068 · $2,086/ac on 814 ac

Asking vs estimate

+29.7%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $2,201,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$970,275

$1,192/ac · +30.0% target margin

You need $1,231,625 off asking to hit this margin.

All-in cost$1,052,748

Net resale$1,562,142

Projected profit$509,394

ROI+48.4%

Annualized+69.2%

Break-even resale$1,406/ac

Profit if resale lands off target

-20%

$196,966

-10%

$353,180

$509,394

+10%

$665,608

+20%

$821,823

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-448152 Gravel · Power at road	513.9	May 31, 2026	$1,262,500	2,457	2,165	7.7 mi	78
MT-569023 Paved · Off grid	965.8	Jan 16, 2026	$1,564,000	1,619	1,753	4.5 mi	78
MT-937659 Gravel · Power at road	359.5	Jul 27, 2026	$968,400	2,694	2,120	12.9 mi	77
MT-818310 Gravel · Off grid	576.2	May 28, 2026	$972,700	1,688	1,813	12.9 mi	75
MT-498205 Gravel · Power at road	534.0	Nov 27, 2025	$1,509,700	2,827	2,574	14.5 mi	71
MT-959247 Gravel · Power at road	1135.9	Dec 20, 2024	$1,993,300	1,755	2,092	10.8 mi	70
MT-318500 Dirt · Off grid	661.2	Apr 26, 2025	$1,008,100	1,525	2,075	9.7 mi	69
MT-129755 Gravel · Power at road	1641.3	Mar 10, 2025	$2,016,000	1,228	1,629	8.5 mi	67
MT-289845 Paved · Power at road	1751.8	Nov 6, 2025	$3,598,400	2,054	2,295	8.4 mi	66
MT-487990 Gravel · Power at road	457.0	Apr 5, 2024	$1,175,600	2,573	2,384	7.6 mi	66

Show adjustment detail for the top comp

Tract size (513.87 ac → 814.01 ac)-13.1%
Market time (4 mo)+1.4%

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.

Build the listing kit Post a deal or JV