MT-694345
5322 County Road 397
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
418 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 $44,846 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-744196 Gravel · Off grid | 29.3 | Jun 18, 2026 | $73,500 | 2,512 | 3,450 | 5.5 mi | 82 |
| MT-413861 Gravel · Power at road | 22.9 | Nov 9, 2025 | $73,600 | 3,208 | 3,703 | 10.4 mi | 77 |
| MT-672912 Paved · Power at road | 11.5 | Apr 23, 2025 | $30,800 | 2,667 | 2,468 | 4.9 mi | 71 |
| MT-133360 Gravel · Power at road | 16.0 | Mar 31, 2024 | $54,100 | 3,387 | 3,982 | 1.5 mi | 70 |
| MT-622669 Dirt · Power at road | 9.7 | Jul 27, 2026 | $19,200 | 1,985 | 2,359 | 6.6 mi | 70 |
| MT-744993 Gravel · Full utilities | 52.1 | May 11, 2025 | $164,100 | 3,149 | 3,499 | 5.0 mi | 69 |
| MT-175739 Landlocked · Power at road | 89.5 | Jan 5, 2026 | $116,900 | 1,307 | 2,861 | 4.5 mi | 69 |
| MT-483130 Landlocked · Full utilities | 13.5 | May 31, 2025 | $43,300 | 3,206 | 4,266 | 5.9 mi | 67 |
| MT-384827 Gravel · Off grid | 46.2 | Sep 14, 2024 | $79,900 | 1,730 | 2,764 | 9.3 mi | 66 |
| MT-895828 Gravel · Power at road | 95.4 | Dec 5, 2025 | $246,200 | 2,580 | 3,914 | 11.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (29.26 ac → 32.59 ac)-1.7%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (2 mo)+0.7%
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.