MT-517688
2278 County Road 158
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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?
4 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.
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 5 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 $249,986 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-407386 Gravel · Power at road | 295.0 | Jul 27, 2026 | $811,400 | 2,750 | 3,154 | 8.8 mi | 82 |
| MT-386635 Landlocked · Off grid | 171.2 | Jul 27, 2026 | $261,400 | 1,527 | 2,598 | 3.3 mi | 75 |
| MT-137215 Gravel · Full utilities | 260.6 | Jun 30, 2024 | $886,900 | 3,403 | 3,354 | 5.5 mi | 72 |
| MT-597131 Paved · Full utilities | 245.3 | Mar 10, 2024 | $758,300 | 3,092 | 2,569 | 4.4 mi | 68 |
| MT-829294 Paved · Off grid | 1175.3 | Nov 17, 2025 | $1,515,800 | 1,290 | 2,308 | 5.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (295.02 ac → 367.17 ac)-6.2%
- Utilities (Power at road → Full utilities)+22.0%
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.