MT-289845
2375 County Road 396
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
6,627 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 $1,903,437 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-129755 Gravel · Power at road | 1641.3 | Mar 10, 2025 | $2,016,000 | 1,228 | 1,506 | 0.1 mi | 81 |
| MT-569023 Paved · Off grid | 965.8 | Jan 16, 2026 | $1,564,000 | 1,619 | 1,620 | 4.0 mi | 79 |
| MT-818310 Gravel · Off grid | 576.2 | May 28, 2026 | $972,700 | 1,688 | 1,675 | 9.3 mi | 70 |
| MT-768787 Gravel · Power at road | 814.0 | Mar 8, 2026 | $2,067,600 | 2,540 | 2,403 | 8.4 mi | 70 |
| MT-959247 Gravel · Power at road | 1135.9 | Dec 20, 2024 | $1,993,300 | 1,755 | 1,933 | 5.0 mi | 69 |
| MT-448152 Gravel · Power at road | 513.9 | May 31, 2026 | $1,262,500 | 2,457 | 2,001 | 4.8 mi | 69 |
| MT-349173 Dirt · Off grid | 1076.6 | Dec 22, 2024 | $1,162,300 | 1,080 | 1,600 | 8.4 mi | 65 |
| MT-498205 Gravel · Power at road | 534.0 | Nov 27, 2025 | $1,509,700 | 2,827 | 2,378 | 8.7 mi | 63 |
| MT-318500 Dirt · Off grid | 661.2 | Apr 26, 2025 | $1,008,100 | 1,525 | 1,917 | 6.0 mi | 61 |
Show adjustment detail for the top comp
- Tract size (1641.25 ac → 1751.83 ac)-2.0%
- Access (Gravel → Paved)+18.0%
- Market time (17 mo)+6.0%
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.