MT-676173
6340 County Road 254
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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.
Moderate flood hazard on part of the tract.
2,694 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 $316,412 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 | 4,474 | 2.7 mi | 88 |
| MT-556459 Dirt · Off grid | 150.7 | Jun 20, 2026 | $396,700 | 2,632 | 4,515 | 8.4 mi | 79 |
| MT-856067 Dirt · Off grid | 113.5 | Mar 14, 2025 | $284,600 | 2,508 | 4,207 | 6.6 mi | 78 |
| MT-776309 Gravel · Power at road | 135.2 | Aug 29, 2025 | $552,600 | 4,087 | 5,147 | 9.2 mi | 76 |
| MT-127568 Paved · Power at road | 336.6 | Jul 27, 2026 | $1,127,800 | 3,350 | 4,446 | 8.5 mi | 73 |
| MT-995421 Dirt · Full utilities | 71.1 | Jul 27, 2026 | $203,500 | 2,863 | 2,829 | 10.4 mi | 73 |
| MT-795715 Paved · Off grid | 87.9 | Jan 21, 2025 | $329,300 | 3,745 | 4,324 | 9.6 mi | 69 |
| MT-144676 Gravel · Off grid | 41.4 | Jul 16, 2025 | $135,800 | 3,279 | 3,733 | 2.7 mi | 68 |
| MT-335264 Dirt · Full utilities | 63.4 | Aug 26, 2024 | $207,700 | 3,275 | 3,409 | 1.2 mi | 66 |
| MT-394495 Dirt · Power at road | 36.3 | Sep 21, 2024 | $183,100 | 5,041 | 5,722 | 4.6 mi | 59 |
Show adjustment detail for the top comp
- Tract size (91.24 ac → 122.53 ac)-7.1%
- Utilities (Off grid → Power at road)+17.6%
- 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.