MT-772822
2257 County Road 181
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Sanders County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Sanders market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
355 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 8 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 $28,056 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-372732 Gravel · Power at road | 10.1 | Jul 27, 2026 | $66,300 | 6,541 | 7,694 | 5.2 mi | 87 |
| MT-392751 Dirt · Off grid | 10.3 | Oct 28, 2025 | $19,100 | 1,860 | 3,091 | 7.6 mi | 77 |
| MT-191744 Paved · Power at road | 5.0 | May 24, 2026 | $19,500 | 3,932 | 3,778 | 10.6 mi | 74 |
| MT-551228 Gravel · Off grid | 3.4 | Jul 27, 2026 | $17,900 | 5,245 | 6,844 | 8.5 mi | 72 |
| MT-614440 Paved · Power at road | 34.9 | Jul 14, 2025 | $193,600 | 5,545 | 6,727 | 2.8 mi | 67 |
| MT-822002 Dirt · Power at road | 6.0 | Oct 27, 2024 | $26,400 | 4,422 | 6,269 | 8.6 mi | 64 |
| MT-401652 Gravel · Power at road | 4.6 | May 18, 2025 | $23,900 | 5,164 | 6,084 | 10.6 mi | 62 |
| MT-833937 Landlocked · Power at road | 24.3 | Jan 12, 2024 | $54,600 | 2,250 | 4,742 | 8.3 mi | 59 |
Show adjustment detail for the top comp
- Tract size (10.13 ac → 10.81 ac)-0.5%
- Access (Gravel → Paved)+18.0%
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.