MT-483130
1634 County Road 5
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Rosebud County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Rosebud 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.
No legal access of record — resale is severely limited.
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 $25,315 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-622669 Dirt · Power at road | 9.7 | Jul 27, 2026 | $19,200 | 1,985 | 1,863 | 7.8 mi | 78 |
| MT-744196 Gravel · Off grid | 29.3 | Jun 18, 2026 | $73,500 | 2,512 | 2,725 | 1.6 mi | 75 |
| MT-672912 Paved · Power at road | 11.5 | Apr 23, 2025 | $30,800 | 2,667 | 1,949 | 10.8 mi | 75 |
| MT-133360 Gravel · Power at road | 16.0 | Mar 31, 2024 | $54,100 | 3,387 | 3,145 | 5.6 mi | 74 |
| MT-413861 Gravel · Power at road | 22.9 | Nov 9, 2025 | $73,600 | 3,208 | 2,925 | 15.6 mi | 70 |
| MT-694345 Paved · Power at road | 32.6 | Dec 1, 2024 | $95,400 | 2,926 | 2,477 | 5.9 mi | 65 |
| MT-772924 Gravel · Power at road | 11.6 | Aug 20, 2024 | $17,900 | 1,541 | 1,366 | 16.2 mi | 65 |
| MT-191419 Paved · Full utilities | 3.9 | Apr 16, 2025 | $15,800 | 4,032 | 2,265 | 3.3 mi | 62 |
| MT-881738 Dirt · Power at road | 4.9 | Jul 4, 2025 | $9,500 | 1,932 | 1,818 | 13.1 mi | 58 |
| MT-384827 Gravel · Off grid | 46.2 | Sep 14, 2024 | $79,900 | 1,730 | 2,183 | 13.3 mi | 52 |
Show adjustment detail for the top comp
- Tract size (9.68 ac → 13.52 ac)-2.9%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Full utilities)+22.0%
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.