MT-585919
2634 County Road 114
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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.
Moderate flood hazard on part of the tract.
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 $139,084 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-655906 Gravel · Power at road | 101.0 | Sep 18, 2025 | $394,900 | 3,910 | 2,754 | 2.2 mi | 83 |
| MT-436974 Landlocked · Power at road | 218.9 | May 1, 2026 | $691,300 | 3,158 | 3,917 | 2.1 mi | 79 |
| MT-404865 Dirt · Power at road | 47.5 | Jul 20, 2026 | $177,000 | 3,726 | 2,493 | 2.1 mi | 77 |
| MT-345464 Gravel · Power at road | 73.3 | Jan 16, 2026 | $273,700 | 3,734 | 2,405 | 8.1 mi | 76 |
| MT-225195 Landlocked · Off grid | 60.3 | Jan 5, 2026 | $136,300 | 2,260 | 2,415 | 6.9 mi | 73 |
| MT-625697 Dirt · Off grid | 86.8 | Mar 8, 2025 | $364,000 | 4,194 | 3,979 | 4.7 mi | 73 |
| MT-375772 Landlocked · Full utilities | 91.6 | Aug 31, 2024 | $343,600 | 3,750 | 3,241 | 10.6 mi | 71 |
| MT-166564 Gravel · Off grid | 162.7 | Oct 11, 2024 | $578,800 | 3,559 | 3,463 | 6.6 mi | 70 |
| MT-554728 Gravel · Full utilities | 43.0 | Jul 27, 2026 | $312,700 | 7,272 | 3,361 | 9.1 mi | 70 |
| MT-224608 Dirt · Power at road | 39.4 | Sep 29, 2025 | $150,800 | 3,824 | 2,553 | 6.0 mi | 66 |
Show adjustment detail for the top comp
- Access (Gravel → Landlocked)-32.0%
- Market time (11 mo)+3.8%
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.