MT-747116
3773 County Road 254
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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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
2,288 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 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 $415,937 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 | 5,388 | 11.1 mi | 80 |
| MT-998740 Gravel · Off grid | 786.8 | Jul 6, 2026 | $1,957,600 | 2,488 | 4,930 | 1.8 mi | 75 |
| MT-766556 Paved · Off grid | 161.7 | Jun 26, 2024 | $791,900 | 4,897 | 5,609 | 7.3 mi | 72 |
| MT-585919 Landlocked · Power at road | 101.9 | Jul 27, 2026 | $298,700 | 2,931 | 4,040 | 9.3 mi | 72 |
| MT-587611 Paved · Off grid | 347.3 | Aug 29, 2024 | $997,700 | 2,873 | 4,060 | 6.2 mi | 69 |
| MT-345464 Gravel · Power at road | 73.3 | Jan 16, 2026 | $273,700 | 3,734 | 3,308 | 5.4 mi | 66 |
| MT-537706 Dirt · Power at road | 372.0 | Dec 5, 2024 | $871,800 | 2,343 | 3,900 | 10.7 mi | 66 |
| MT-166564 Gravel · Off grid | 162.7 | Oct 11, 2024 | $578,800 | 3,559 | 4,764 | 8.0 mi | 65 |
| MT-655906 Gravel · Power at road | 101.0 | Sep 18, 2025 | $394,900 | 3,910 | 3,789 | 9.8 mi | 64 |
| MT-625697 Dirt · Off grid | 86.8 | Mar 8, 2025 | $364,000 | 4,194 | 5,474 | 4.6 mi | 61 |
Show adjustment detail for the top comp
- Tract size (218.9 ac → 242.61 ac)-2.9%
- Access (Landlocked → Paved)+73.5%
- 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.