MT-404865
3463 County Road 173
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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.
Moderate flood hazard on part of the tract.
1,306 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 $81,287 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-554728 Gravel · Full utilities | 43.0 | Jul 27, 2026 | $312,700 | 7,272 | 5,040 | 7.2 mi | 88 |
| MT-224608 Dirt · Power at road | 39.4 | Sep 29, 2025 | $150,800 | 3,824 | 3,828 | 7.2 mi | 84 |
| MT-225195 Landlocked · Off grid | 60.3 | Jan 5, 2026 | $136,300 | 2,260 | 3,622 | 5.4 mi | 81 |
| MT-345464 Gravel · Power at road | 73.3 | Jan 16, 2026 | $273,700 | 3,734 | 3,606 | 6.0 mi | 79 |
| MT-585919 Landlocked · Power at road | 101.9 | Jul 27, 2026 | $298,700 | 2,931 | 4,404 | 2.1 mi | 78 |
| MT-655906 Gravel · Power at road | 101.0 | Sep 18, 2025 | $394,900 | 3,910 | 4,129 | 2.1 mi | 71 |
| MT-284337 Gravel · Full utilities | 32.4 | Jun 4, 2025 | $238,700 | 7,367 | 5,089 | 4.8 mi | 71 |
| MT-625697 Dirt · Off grid | 86.8 | Mar 8, 2025 | $364,000 | 4,194 | 5,967 | 3.2 mi | 70 |
| MT-783690 Gravel · Full utilities | 20.3 | Dec 22, 2024 | $104,200 | 5,136 | 3,370 | 3.7 mi | 67 |
| MT-375772 Landlocked · Full utilities | 91.6 | Aug 31, 2024 | $343,600 | 3,750 | 4,860 | 8.5 mi | 61 |
Show adjustment detail for the top comp
- Tract size (43.01 ac → 47.5 ac)-1.9%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Power at road)-18.0%
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.