MT-995421
7398 County Road 46
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
980 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 $25,297 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-556459 Dirt · Off grid | 150.7 | Jun 20, 2026 | $396,700 | 2,632 | 4,579 | 6.3 mi | 79 |
| MT-915766 Paved · Off grid | 91.2 | Jun 22, 2026 | $371,100 | 4,068 | 4,539 | 13.1 mi | 76 |
| MT-335264 Dirt · Full utilities | 63.4 | Aug 26, 2024 | $207,700 | 3,275 | 3,458 | 11.4 mi | 73 |
| MT-795715 Paved · Off grid | 87.9 | Jan 21, 2025 | $329,300 | 3,745 | 4,386 | 4.2 mi | 72 |
| MT-856067 Dirt · Off grid | 113.5 | Mar 14, 2025 | $284,600 | 2,508 | 4,268 | 3.9 mi | 71 |
| MT-776309 Gravel · Power at road | 135.2 | Aug 29, 2025 | $552,600 | 4,087 | 5,221 | 1.4 mi | 71 |
| MT-144676 Gravel · Off grid | 41.4 | Jul 16, 2025 | $135,800 | 3,279 | 3,787 | 12.4 mi | 64 |
| MT-676173 Paved · Power at road | 122.5 | Apr 15, 2025 | $568,300 | 4,638 | 4,968 | 10.4 mi | 64 |
| MT-394495 Dirt · Power at road | 36.3 | Sep 21, 2024 | $183,100 | 5,041 | 5,804 | 11.4 mi | 62 |
| MT-213826 Gravel · Full utilities | 22.4 | Mar 6, 2024 | $125,900 | 5,623 | 4,321 | 8.6 mi | 56 |
Show adjustment detail for the top comp
- Tract size (150.73 ac → 71.06 ac)+20.4%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (2 mo)+0.6%
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.