MT-638427
1388 County Road 40
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Park County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Park market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $440,330 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-217951 Dirt · Full utilities | 444.2 | Jul 27, 2026 | $1,026,500 | 2,311 | 1,988 | 2.9 mi | 81 |
| MT-737814 Paved · Off grid | 402.3 | Apr 30, 2026 | $572,100 | 1,422 | 1,255 | 3.8 mi | 77 |
| MT-478341 Gravel · Off grid | 589.3 | Apr 7, 2025 | $1,013,100 | 1,719 | 2,098 | 10.3 mi | 75 |
| MT-487523 Gravel · Full utilities | 325.8 | Feb 8, 2026 | $768,400 | 2,358 | 1,623 | 3.5 mi | 75 |
| MT-838745 Gravel · Off grid | 789.6 | Mar 4, 2025 | $1,004,700 | 1,272 | 1,705 | 12.1 mi | 70 |
| MT-448141 Gravel · Power at road | 509.8 | Mar 29, 2024 | $1,257,400 | 2,467 | 2,548 | 10.6 mi | 70 |
| MT-479191 Paved · Power at road | 1090.8 | Apr 18, 2025 | $2,244,900 | 2,058 | 2,184 | 8.5 mi | 67 |
| MT-427354 Gravel · Full utilities | 288.3 | Dec 12, 2024 | $944,900 | 3,278 | 2,280 | 11.4 mi | 62 |
Show adjustment detail for the top comp
- Tract size (444.24 ac → 627.15 ac)-9.9%
- Access (Dirt → Gravel)+16.3%
- Utilities (Full utilities → Power at road)-18.0%
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.