MT-614440
1557 County Road 262
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
1,054 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 $105,775 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-565647 Dirt · Power at road | 83.7 | Jul 27, 2026 | $357,900 | 4,275 | 7,034 | 8.1 mi | 77 |
| MT-372732 Gravel · Power at road | 10.1 | Jul 27, 2026 | $66,300 | 6,541 | 6,633 | 7.8 mi | 73 |
| MT-645629 Gravel · Power at road | 82.6 | Jul 27, 2026 | $240,500 | 2,911 | 4,106 | 12.5 mi | 70 |
| MT-594667 Gravel · Power at road | 41.2 | Nov 17, 2024 | $232,400 | 5,646 | 7,364 | 12.2 mi | 70 |
| MT-833937 Landlocked · Power at road | 24.3 | Jan 12, 2024 | $54,600 | 2,250 | 4,087 | 11.1 mi | 69 |
| MT-772822 Paved · Power at road | 10.8 | May 2, 2025 | $55,900 | 5,172 | 4,699 | 2.8 mi | 66 |
| MT-392751 Dirt · Off grid | 10.3 | Oct 28, 2025 | $19,100 | 1,860 | 2,664 | 7.8 mi | 61 |
Show adjustment detail for the top comp
- Tract size (83.7 ac → 34.91 ac)+19.6%
- Access (Dirt → Paved)+37.2%
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.