MT-518299
9738 County Road 23
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
3,776 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 7 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 $342,625 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-359068 Paved · Power at road | 997.8 | Jul 14, 2026 | $737,700 | 739 | 746 | 5.7 mi | 78 |
| MT-577731 Landlocked · Full utilities | 378.8 | Dec 15, 2025 | $308,300 | 814 | 891 | 6.5 mi | 77 |
| MT-819859 Dirt · Power at road | 1769.7 | Jul 27, 2026 | $785,100 | 444 | 734 | 6.1 mi | 75 |
| MT-718070 Gravel · Power at road | 484.2 | Nov 13, 2024 | $602,300 | 1,244 | 1,270 | 15.4 mi | 75 |
| MT-447513 Gravel · Off grid | 323.5 | Jul 27, 2026 | $285,700 | 883 | 879 | 15.7 mi | 74 |
| MT-947963 Dirt · Off grid | 448.1 | Mar 10, 2026 | $513,100 | 1,145 | 1,482 | 13.3 mi | 73 |
| MT-169291 Dirt · Power at road | 1172.7 | Nov 1, 2024 | $1,126,400 | 960 | 1,499 | 4.0 mi | 66 |
Show adjustment detail for the top comp
- Tract size (997.78 ac → 571.61 ac)+18.7%
- Access (Paved → Gravel)-15.3%
- Market time (1 mo)+0.4%
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.