MT-744196
8519 County Road 251
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,085 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 $37,273 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-694345 Paved · Power at road | 32.6 | Dec 1, 2024 | $95,400 | 2,926 | 2,299 | 5.5 mi | 73 |
| MT-413861 Gravel · Power at road | 22.9 | Nov 9, 2025 | $73,600 | 3,208 | 2,715 | 15.7 mi | 72 |
| MT-384827 Gravel · Off grid | 46.2 | Sep 14, 2024 | $79,900 | 1,730 | 2,026 | 12.0 mi | 71 |
| MT-744993 Gravel · Full utilities | 52.1 | May 11, 2025 | $164,100 | 3,149 | 2,565 | 10.5 mi | 71 |
| MT-825632 Landlocked · Off grid | 82.8 | Dec 4, 2024 | $71,400 | 863 | 1,670 | 1.3 mi | 69 |
| MT-622669 Dirt · Power at road | 9.7 | Jul 27, 2026 | $19,200 | 1,985 | 1,729 | 6.2 mi | 69 |
| MT-483130 Landlocked · Full utilities | 13.5 | May 31, 2025 | $43,300 | 3,206 | 3,127 | 1.6 mi | 67 |
| MT-133360 Gravel · Power at road | 16.0 | Mar 31, 2024 | $54,100 | 3,387 | 2,919 | 5.6 mi | 65 |
| MT-175739 Landlocked · Power at road | 89.5 | Jan 5, 2026 | $116,900 | 1,307 | 2,097 | 10.0 mi | 62 |
| MT-895828 Gravel · Power at road | 95.4 | Dec 5, 2025 | $246,200 | 2,580 | 2,869 | 15.8 mi | 61 |
Show adjustment detail for the top comp
- Tract size (32.59 ac → 29.26 ac)+1.8%
- Access (Paved → Gravel)-15.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (20 mo)+7.2%
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.