MT-577731
5520 County Road 146
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
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 9 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 $109,286 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 | 825 | 10.5 mi | 80 |
| MT-947963 Dirt · Off grid | 448.1 | Mar 10, 2026 | $513,100 | 1,145 | 1,391 | 8.2 mi | 77 |
| MT-359068 Paved · Power at road | 997.8 | Jul 14, 2026 | $737,700 | 739 | 701 | 1.4 mi | 73 |
| MT-146544 Gravel · Off grid | 160.3 | Jul 27, 2026 | $191,500 | 1,195 | 915 | 4.8 mi | 73 |
| MT-718070 Gravel · Power at road | 484.2 | Nov 13, 2024 | $602,300 | 1,244 | 1,192 | 9.3 mi | 72 |
| MT-518299 Gravel · Power at road | 571.6 | Aug 8, 2024 | $740,700 | 1,296 | 1,320 | 6.5 mi | 70 |
| MT-169291 Dirt · Power at road | 1172.7 | Nov 1, 2024 | $1,126,400 | 960 | 1,407 | 3.4 mi | 59 |
| MT-216399 Paved · Power at road | 144.3 | Dec 31, 2023 | $327,500 | 2,269 | 1,349 | 6.6 mi | 57 |
| MT-966308 Gravel · Power at road | 135.1 | Mar 9, 2024 | $211,700 | 1,567 | 1,072 | 8.8 mi | 55 |
Show adjustment detail for the top comp
- Tract size (323.46 ac → 378.79 ac)-4.5%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Full utilities)+43.5%
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.