MT-587611
2617 County Road 58
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
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 $399,367 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-537706 Dirt · Power at road | 372.0 | Dec 5, 2024 | $871,800 | 2,343 | 2,988 | 14.1 mi | 73 |
| MT-998740 Gravel · Off grid | 786.8 | Jul 6, 2026 | $1,957,600 | 2,488 | 3,777 | 8.0 mi | 72 |
| MT-747116 Paved · Power at road | 242.6 | Apr 12, 2025 | $928,100 | 3,825 | 3,096 | 6.2 mi | 72 |
| MT-436974 Landlocked · Power at road | 218.9 | May 1, 2026 | $691,300 | 3,158 | 4,128 | 11.8 mi | 72 |
| MT-159098 Dirt · Off grid | 1019.7 | Jul 27, 2026 | $1,564,800 | 1,535 | 2,928 | 11.8 mi | 68 |
| MT-766556 Paved · Off grid | 161.7 | Jun 26, 2024 | $791,900 | 4,897 | 4,297 | 4.4 mi | 67 |
| MT-585919 Landlocked · Power at road | 101.9 | Jul 27, 2026 | $298,700 | 2,931 | 3,095 | 10.9 mi | 65 |
| MT-655906 Gravel · Power at road | 101.0 | Sep 18, 2025 | $394,900 | 3,910 | 2,902 | 12.5 mi | 62 |
| MT-166564 Gravel · Off grid | 162.7 | Oct 11, 2024 | $578,800 | 3,559 | 3,649 | 13.0 mi | 60 |
| MT-889060 Dirt · Power at road | 992.0 | Aug 2, 2025 | $2,462,100 | 2,482 | 4,155 | 12.9 mi | 58 |
Show adjustment detail for the top comp
- Tract size (371.99 ac → 347.25 ac)+2.1%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Off grid)-15.0%
- Market time (20 mo)+7.1%
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.