MT-537706
1667 County Road 393
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Powell County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Powell market data →Step 1 · Is this a deal?
4 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.
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 9 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 $196,847 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-436974 Landlocked · Power at road | 218.9 | May 1, 2026 | $691,300 | 3,158 | 3,468 | 5.6 mi | 76 |
| MT-159098 Dirt · Off grid | 1019.7 | Jul 27, 2026 | $1,564,800 | 1,535 | 2,460 | 3.4 mi | 75 |
| MT-587611 Paved · Off grid | 347.3 | Aug 29, 2024 | $997,700 | 2,873 | 2,613 | 14.1 mi | 72 |
| MT-998740 Gravel · Off grid | 786.8 | Jul 6, 2026 | $1,957,600 | 2,488 | 3,173 | 9.7 mi | 70 |
| MT-747116 Paved · Power at road | 242.6 | Apr 12, 2025 | $928,100 | 3,825 | 2,601 | 10.7 mi | 67 |
| MT-889060 Dirt · Power at road | 992.0 | Aug 2, 2025 | $2,462,100 | 2,482 | 3,491 | 9.5 mi | 66 |
| MT-166564 Gravel · Off grid | 162.7 | Oct 11, 2024 | $578,800 | 3,559 | 3,066 | 4.3 mi | 62 |
| MT-108762 Dirt · Full utilities | 799.4 | Jul 15, 2024 | $2,560,800 | 3,203 | 3,601 | 12.4 mi | 60 |
| MT-766556 Paved · Off grid | 161.7 | Jun 26, 2024 | $791,900 | 4,897 | 3,610 | 11.1 mi | 57 |
Show adjustment detail for the top comp
- Tract size (218.9 ac → 371.99 ac)-14.2%
- Access (Landlocked → Dirt)+26.5%
- Market time (3 mo)+1.2%
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.