Meagher County, MT · Sold

MT-487990

6009 County Road 269

$1,335,900

$2,923/ac · 457 ac

Offer report Market this tract

Acreage457 ac

Price per acre$2,923/ac

ZoningResidential

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedNov 11, 2023

Coordinates46.6345, -110.7790

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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

Wetlands15.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,598 ft of deeded road frontage.

Power39 ft away

Power at or near the road.

Buildable area366.83 of 456.97 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,114,643

$931,643 – $1,297,643 · $2,439/ac on 457 ac

Asking vs estimate

+19.9%

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 $1,335,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$636,939

$1,394/ac · +30.0% target margin

You need $698,961 off asking to hit this margin.

All-in cost$691,079

Net resale$1,025,471

Projected profit$334,393

ROI+48.4%

Annualized+69.2%

Break-even resale$1,644/ac

Profit if resale lands off target

-20%

$129,298

-10%

$231,846

$334,393

+10%

$436,940

+20%

$539,487

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	2,568	9.6 mi	89
MT-937659 Gravel · Power at road	359.5	Jul 27, 2026	$968,400	2,694	2,513	10.2 mi	84
MT-498205 Gravel · Power at road	534.0	Nov 27, 2025	$1,509,700	2,827	3,052	14.7 mi	81
MT-818310 Gravel · Off grid	576.2	May 28, 2026	$972,700	1,688	2,150	14.9 mi	77
MT-768787 Gravel · Power at road	814.0	Mar 8, 2026	$2,067,600	2,540	3,085	7.6 mi	76
MT-897225 Paved · Off grid	262.6	May 16, 2026	$536,700	2,044	1,750	3.7 mi	76
MT-276626 Gravel · Power at road	170.1	Jul 27, 2026	$486,200	2,858	2,155	16.9 mi	74
MT-569023 Paved · Off grid	965.8	Jan 16, 2026	$1,564,000	1,619	2,079	5.6 mi	69
MT-959247 Gravel · Power at road	1135.9	Dec 20, 2024	$1,993,300	1,755	2,481	10.9 mi	67
MT-318500 Dirt · Off grid	661.2	Apr 26, 2025	$1,008,100	1,525	2,461	11.4 mi	66

Show adjustment detail for the top comp

Tract size (513.87 ac → 456.97 ac)+3.6%
Market time (3 mo)+0.9%

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.

Build the listing kit Post a deal or JV