MT-144676
386 County Road 328
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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.
1,021 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 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 $49,660 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-915766 Paved · Off grid | 91.2 | Jun 22, 2026 | $371,100 | 4,068 | 4,109 | 2.1 mi | 81 |
| MT-394495 Dirt · Power at road | 36.3 | Sep 21, 2024 | $183,100 | 5,041 | 5,254 | 3.2 mi | 74 |
| MT-995421 Dirt · Full utilities | 71.1 | Jul 27, 2026 | $203,500 | 2,863 | 2,598 | 12.4 mi | 72 |
| MT-213826 Gravel · Full utilities | 22.4 | Mar 6, 2024 | $125,900 | 5,623 | 3,912 | 4.0 mi | 70 |
| MT-803226 Dirt · Full utilities | 14.5 | Jun 28, 2026 | $56,600 | 3,906 | 2,735 | 5.3 mi | 69 |
| MT-335264 Dirt · Full utilities | 63.4 | Aug 26, 2024 | $207,700 | 3,275 | 3,130 | 2.8 mi | 68 |
| MT-676173 Paved · Power at road | 122.5 | Apr 15, 2025 | $568,300 | 4,638 | 4,498 | 2.7 mi | 67 |
| MT-856067 Dirt · Off grid | 113.5 | Mar 14, 2025 | $284,600 | 2,508 | 3,864 | 8.6 mi | 65 |
| MT-733649 Dirt · Power at road | 19.7 | Jan 1, 2026 | $81,700 | 4,147 | 3,745 | 10.9 mi | 65 |
| MT-795715 Paved · Off grid | 87.9 | Jan 21, 2025 | $329,300 | 3,745 | 3,971 | 12.1 mi | 62 |
Show adjustment detail for the top comp
- Tract size (91.24 ac → 41.42 ac)+18.5%
- Access (Paved → Gravel)-15.3%
- 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.