MT-556459
3335 County Road 191
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Roosevelt County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Roosevelt 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.
2,373 ft of deeded road frontage.
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 9 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 $207,147 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-995421 Dirt · Full utilities | 71.1 | Jul 27, 2026 | $203,500 | 2,863 | 1,660 | 6.3 mi | 80 |
| MT-856067 Dirt · Off grid | 113.5 | Mar 14, 2025 | $284,600 | 2,508 | 2,469 | 4.5 mi | 76 |
| MT-776309 Gravel · Power at road | 135.2 | Aug 29, 2025 | $552,600 | 4,087 | 3,020 | 6.2 mi | 76 |
| MT-915766 Paved · Off grid | 91.2 | Jun 22, 2026 | $371,100 | 4,068 | 2,625 | 10.7 mi | 75 |
| MT-127568 Paved · Power at road | 336.6 | Jul 27, 2026 | $1,127,800 | 3,350 | 2,609 | 3.3 mi | 74 |
| MT-676173 Paved · Power at road | 122.5 | Apr 15, 2025 | $568,300 | 4,638 | 2,874 | 8.4 mi | 71 |
| MT-795715 Paved · Off grid | 87.9 | Jan 21, 2025 | $329,300 | 3,745 | 2,537 | 9.2 mi | 66 |
| MT-947950 Gravel · Full utilities | 443.9 | Aug 10, 2025 | $1,483,200 | 3,341 | 2,842 | 6.3 mi | 62 |
| MT-335264 Dirt · Full utilities | 63.4 | Aug 26, 2024 | $207,700 | 3,275 | 2,000 | 9.6 mi | 60 |
Show adjustment detail for the top comp
- Tract size (71.06 ac → 150.73 ac)-17.0%
- Utilities (Full utilities → Off grid)-30.3%
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.