MT-818310
7622 County Road 46
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
3,895 ft of deeded road frontage.
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 $275,901 off asking to hit this margin.
| 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 | 2,035 | 5.6 mi | 85 |
| MT-498205 Gravel · Power at road | 534.0 | Nov 27, 2025 | $1,509,700 | 2,827 | 2,419 | 3.4 mi | 83 |
| MT-937659 Gravel · Power at road | 359.5 | Jul 27, 2026 | $968,400 | 2,694 | 1,992 | 8.3 mi | 78 |
| MT-318500 Dirt · Off grid | 661.2 | Apr 26, 2025 | $1,008,100 | 1,525 | 1,950 | 3.6 mi | 78 |
| MT-569023 Paved · Off grid | 965.8 | Jan 16, 2026 | $1,564,000 | 1,619 | 1,648 | 10.1 mi | 76 |
| MT-768787 Gravel · Power at road | 814.0 | Mar 8, 2026 | $2,067,600 | 2,540 | 2,444 | 12.9 mi | 74 |
| MT-276626 Gravel · Power at road | 170.1 | Jul 27, 2026 | $486,200 | 2,858 | 1,708 | 2.2 mi | 74 |
| MT-897225 Paved · Off grid | 262.6 | May 16, 2026 | $536,700 | 2,044 | 1,387 | 17.0 mi | 72 |
| MT-349173 Dirt · Off grid | 1076.6 | Dec 22, 2024 | $1,162,300 | 1,080 | 1,627 | 1.1 mi | 69 |
| MT-959247 Gravel · Power at road | 1135.9 | Dec 20, 2024 | $1,993,300 | 1,755 | 1,966 | 4.4 mi | 67 |
Show adjustment detail for the top comp
- Tract size (513.87 ac → 576.18 ac)-3.4%
- Utilities (Power at road → Off grid)-15.0%
- 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.