MT-766556
720 County Road 170
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
2,345 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $564,128 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-585919 Landlocked · Power at road | 101.9 | Jul 27, 2026 | $298,700 | 2,931 | 3,844 | 7.2 mi | 76 |
| MT-436974 Landlocked · Power at road | 218.9 | May 1, 2026 | $691,300 | 3,158 | 5,126 | 7.7 mi | 76 |
| MT-747116 Paved · Power at road | 242.6 | Apr 12, 2025 | $928,100 | 3,825 | 3,845 | 7.3 mi | 75 |
| MT-166564 Gravel · Off grid | 162.7 | Oct 11, 2024 | $578,800 | 3,559 | 4,532 | 11.2 mi | 73 |
| MT-655906 Gravel · Power at road | 101.0 | Sep 18, 2025 | $394,900 | 3,910 | 3,604 | 9.2 mi | 68 |
| MT-404865 Dirt · Power at road | 47.5 | Jul 20, 2026 | $177,000 | 3,726 | 3,262 | 7.4 mi | 68 |
| MT-225195 Landlocked · Off grid | 60.3 | Jan 5, 2026 | $136,300 | 2,260 | 3,161 | 5.9 mi | 68 |
| MT-587611 Paved · Off grid | 347.3 | Aug 29, 2024 | $997,700 | 2,873 | 3,862 | 4.4 mi | 67 |
| MT-625697 Dirt · Off grid | 86.8 | Mar 8, 2025 | $364,000 | 4,194 | 5,208 | 5.8 mi | 67 |
| MT-345464 Gravel · Power at road | 73.3 | Jan 16, 2026 | $273,700 | 3,734 | 3,147 | 10.4 mi | 65 |
Show adjustment detail for the top comp
- Tract size (101.93 ac → 161.71 ac)-11.3%
- Access (Landlocked → Paved)+73.5%
- Utilities (Power at road → Off grid)-15.0%
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.