MT-456500
419 County Road 97
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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.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $219,005 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-396124 Dirt · Power at road | 118.3 | Jul 16, 2026 | $228,500 | 1,932 | 1,741 | 5.0 mi | 85 |
| MT-156175 Gravel · Full utilities | 122.7 | Dec 12, 2025 | $582,800 | 4,750 | 3,122 | 5.0 mi | 78 |
| MT-217951 Dirt · Full utilities | 444.2 | Jul 27, 2026 | $1,026,500 | 2,311 | 2,474 | 4.3 mi | 73 |
| MT-316156 Dirt · Power at road | 121.0 | Oct 31, 2024 | $342,900 | 2,833 | 2,753 | 2.5 mi | 72 |
| MT-874894 Dirt · Power at road | 48.5 | Mar 16, 2026 | $133,200 | 2,746 | 2,048 | 3.7 mi | 71 |
| MT-487523 Gravel · Full utilities | 325.8 | Feb 8, 2026 | $768,400 | 2,358 | 2,019 | 8.3 mi | 70 |
| MT-565140 Paved · Off grid | 58.0 | Jul 27, 2026 | $171,700 | 2,961 | 1,934 | 7.6 mi | 70 |
| MT-427354 Gravel · Full utilities | 288.3 | Dec 12, 2024 | $944,900 | 3,278 | 2,837 | 9.0 mi | 69 |
| MT-737814 Paved · Off grid | 402.3 | Apr 30, 2026 | $572,100 | 1,422 | 1,562 | 7.0 mi | 68 |
| MT-374925 Gravel · Off grid | 49.6 | Sep 19, 2025 | $119,400 | 2,407 | 1,861 | 4.1 mi | 63 |
Show adjustment detail for the top comp
- Tract size (118.25 ac → 155.28 ac)-6.9%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Full utilities)+22.0%
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.