MT-146544
3006 County Road 94
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
3,046 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 $91,543 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-447513 Gravel · Off grid | 323.5 | Jul 27, 2026 | $285,700 | 883 | 1,079 | 9.3 mi | 76 |
| MT-175739 Landlocked · Power at road | 89.5 | Jan 5, 2026 | $116,900 | 1,307 | 1,444 | 1.7 mi | 73 |
| MT-966308 Gravel · Power at road | 135.1 | Mar 9, 2024 | $211,700 | 1,567 | 1,403 | 11.0 mi | 73 |
| MT-216399 Paved · Power at road | 144.3 | Dec 31, 2023 | $327,500 | 2,269 | 1,765 | 11.1 mi | 72 |
| MT-895828 Gravel · Power at road | 95.4 | Dec 5, 2025 | $246,200 | 2,580 | 1,975 | 10.0 mi | 71 |
| MT-947963 Dirt · Off grid | 448.1 | Mar 10, 2026 | $513,100 | 1,145 | 1,820 | 12.9 mi | 69 |
| MT-577731 Landlocked · Full utilities | 378.8 | Dec 15, 2025 | $308,300 | 814 | 1,095 | 4.8 mi | 67 |
| MT-744993 Gravel · Full utilities | 52.1 | May 11, 2025 | $164,100 | 3,149 | 1,766 | 3.6 mi | 64 |
| MT-825632 Landlocked · Off grid | 82.8 | Dec 4, 2024 | $71,400 | 863 | 1,149 | 9.1 mi | 63 |
| MT-825420 Landlocked · Off grid | 71.0 | Mar 12, 2025 | $76,000 | 1,071 | 1,363 | 9.4 mi | 63 |
Show adjustment detail for the top comp
- Tract size (323.46 ac → 160.31 ac)+21.9%
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.