MT-384827
3917 County Road 72
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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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $38,378 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 | 2,334 | 12.0 mi | 82 |
| MT-744993 Gravel · Full utilities | 52.1 | May 11, 2025 | $164,100 | 3,149 | 2,367 | 8.1 mi | 81 |
| MT-895828 Gravel · Power at road | 95.4 | Dec 5, 2025 | $246,200 | 2,580 | 2,647 | 6.9 mi | 70 |
| MT-146544 Gravel · Off grid | 160.3 | Jul 27, 2026 | $191,500 | 1,195 | 1,604 | 11.3 mi | 70 |
| MT-825420 Landlocked · Off grid | 71.0 | Mar 12, 2025 | $76,000 | 1,071 | 1,826 | 6.5 mi | 69 |
| MT-175739 Landlocked · Power at road | 89.5 | Jan 5, 2026 | $116,900 | 1,307 | 1,935 | 9.7 mi | 68 |
| MT-825632 Landlocked · Off grid | 82.8 | Dec 4, 2024 | $71,400 | 863 | 1,540 | 12.6 mi | 67 |
| MT-694345 Paved · Power at road | 32.6 | Dec 1, 2024 | $95,400 | 2,926 | 2,121 | 9.3 mi | 67 |
| MT-413861 Gravel · Power at road | 22.9 | Nov 9, 2025 | $73,600 | 3,208 | 2,505 | 14.5 mi | 66 |
| MT-216399 Paved · Power at road | 144.3 | Dec 31, 2023 | $327,500 | 2,269 | 2,365 | 0.7 mi | 59 |
Show adjustment detail for the top comp
- Tract size (29.26 ac → 46.21 ac)-7.7%
- 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.