MT-407386
636 County Road 95
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Sanders County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Sanders market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 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 $405,628 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-386635 Landlocked · Off grid | 171.2 | Jul 27, 2026 | $261,400 | 1,527 | 2,271 | 8.6 mi | 74 |
| MT-137215 Gravel · Full utilities | 260.6 | Jun 30, 2024 | $886,900 | 3,403 | 2,931 | 6.7 mi | 73 |
| MT-517688 Gravel · Full utilities | 367.2 | Nov 12, 2024 | $872,600 | 2,377 | 2,230 | 8.8 mi | 71 |
| MT-645629 Gravel · Power at road | 82.6 | Jul 27, 2026 | $240,500 | 2,911 | 2,078 | 12.3 mi | 69 |
| MT-565647 Dirt · Power at road | 83.7 | Jul 27, 2026 | $357,900 | 4,275 | 3,560 | 8.6 mi | 68 |
| MT-597131 Paved · Full utilities | 245.3 | Mar 10, 2024 | $758,300 | 3,092 | 2,245 | 12.7 mi | 65 |
| MT-829294 Paved · Off grid | 1175.3 | Nov 17, 2025 | $1,515,800 | 1,290 | 2,017 | 11.7 mi | 58 |
| MT-489543 Dirt · Off grid | 1407.6 | Mar 26, 2025 | $909,600 | 646 | 1,506 | 12.1 mi | 57 |
Show adjustment detail for the top comp
- Tract size (171.23 ac → 295.02 ac)-14.2%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Off grid → Power at road)+17.6%
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.