MT-692131
1357 County Road 246
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Powder River County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Powder River market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
464 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 6 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 $11,835 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-142108 Dirt · Full utilities | 6.5 | Feb 19, 2025 | $33,200 | 5,143 | 4,475 | 9.1 mi | 76 |
| MT-682693 Paved · Power at road | 9.8 | May 23, 2025 | $39,900 | 4,049 | 3,190 | 1.8 mi | 74 |
| MT-550853 Landlocked · Full utilities | 2.6 | Jul 27, 2026 | $9,900 | 3,794 | 3,800 | 8.0 mi | 70 |
| MT-440728 Paved · Power at road | 2.4 | Jul 27, 2025 | $11,400 | 4,803 | 3,516 | 3.2 mi | 66 |
| MT-383139 Dirt · Full utilities | 13.6 | Jun 7, 2025 | $67,500 | 4,962 | 4,518 | 8.7 mi | 66 |
| MT-293505 Landlocked · Full utilities | 17.7 | Jul 7, 2025 | $49,600 | 2,798 | 3,306 | 9.3 mi | 61 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Power at road)-18.0%
- Market time (18 mo)+6.2%
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.