MT-716034
2827 County Road 314
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $132,662 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-276626 Gravel · Power at road | 170.1 | Jul 27, 2026 | $486,200 | 2,858 | 1,853 | 13.6 mi | 73 |
| MT-937659 Gravel · Power at road | 359.5 | Jul 27, 2026 | $968,400 | 2,694 | 2,161 | 7.3 mi | 73 |
| MT-897225 Paved · Off grid | 262.6 | May 16, 2026 | $536,700 | 2,044 | 1,504 | 6.2 mi | 72 |
| MT-936182 Dirt · Power at road | 123.3 | Feb 2, 2025 | $330,300 | 2,678 | 1,969 | 9.0 mi | 72 |
| MT-176449 Gravel · Power at road | 149.7 | May 28, 2025 | $415,800 | 2,778 | 1,825 | 7.7 mi | 70 |
| MT-484826 Gravel · Full utilities | 46.2 | Jul 27, 2026 | $282,200 | 6,110 | 2,384 | 11.5 mi | 69 |
| MT-725219 Paved · Power at road | 61.4 | Jan 11, 2025 | $179,000 | 2,916 | 1,327 | 2.2 mi | 67 |
| MT-144668 Landlocked · Full utilities | 41.2 | Jun 25, 2024 | $190,600 | 4,626 | 2,824 | 8.6 mi | 64 |
Show adjustment detail for the top comp
- Tract size (170.12 ac → 110.79 ac)+11.9%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Off grid)-15.0%
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.