MT-881738
2114 County Road 396
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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.
Access by easement; pull and read the recorded document.
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 $4,365 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-781363 Paved · Power at road | 3.8 | Jul 27, 2026 | $10,500 | 2,800 | 2,023 | 9.1 mi | 81 |
| MT-622669 Dirt · Power at road | 9.7 | Jul 27, 2026 | $19,200 | 1,985 | 2,072 | 11.5 mi | 76 |
| MT-191419 Paved · Full utilities | 3.9 | Apr 16, 2025 | $15,800 | 4,032 | 2,520 | 10.7 mi | 69 |
| MT-672912 Paved · Power at road | 11.5 | Apr 23, 2025 | $30,800 | 2,667 | 2,168 | 2.4 mi | 67 |
| MT-860080 Gravel · Off grid | 1.5 | May 13, 2026 | $3,800 | 2,572 | 2,545 | 5.8 mi | 67 |
| MT-280551 Gravel · Power at road | 2.1 | Jun 27, 2025 | $4,100 | 1,967 | 1,725 | 7.9 mi | 64 |
| MT-450680 Dirt · Off grid | 2.3 | Jun 21, 2025 | $4,600 | 2,025 | 2,436 | 11.4 mi | 64 |
| MT-772924 Gravel · Power at road | 11.6 | Aug 20, 2024 | $17,900 | 1,541 | 1,519 | 13.2 mi | 58 |
| MT-483130 Landlocked · Full utilities | 13.5 | May 31, 2025 | $43,300 | 3,206 | 3,747 | 13.1 mi | 58 |
| MT-133360 Gravel · Power at road | 16.0 | Mar 31, 2024 | $54,100 | 3,387 | 3,498 | 7.7 mi | 56 |
Show adjustment detail for the top comp
- Tract size (3.76 ac → 4.93 ac)-1.1%
- Access (Paved → Dirt)-27.1%
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.