MT-829294
2393 County Road 371
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
4,108 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $568,810 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-489543 Dirt · Off grid | 1407.6 | Mar 26, 2025 | $909,600 | 646 | 993 | 1.1 mi | 78 |
| MT-407386 Gravel · Power at road | 295.0 | Jul 27, 2026 | $811,400 | 2,750 | 1,818 | 11.7 mi | 64 |
| MT-517688 Gravel · Full utilities | 367.2 | Nov 12, 2024 | $872,600 | 2,377 | 1,471 | 5.5 mi | 58 |
| MT-597131 Paved · Full utilities | 245.3 | Mar 10, 2024 | $758,300 | 3,092 | 1,480 | 8.0 mi | 54 |
| MT-137215 Gravel · Full utilities | 260.6 | Jun 30, 2024 | $886,900 | 3,403 | 1,933 | 10.7 mi | 51 |
Show adjustment detail for the top comp
- Tract size (1407.6 ac → 1175.27 ac)+5.8%
- Access (Dirt → Paved)+37.2%
- Market time (17 mo)+5.8%
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.