MT-386635
3813 County Road 47
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 6 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 $136,788 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 | 2,399 | 10.7 mi | 76 |
| MT-407386 Gravel · Power at road | 295.0 | Jul 27, 2026 | $811,400 | 2,750 | 1,857 | 8.6 mi | 74 |
| MT-645629 Gravel · Power at road | 82.6 | Jul 27, 2026 | $240,500 | 2,911 | 1,400 | 8.2 mi | 72 |
| MT-137215 Gravel · Full utilities | 260.6 | Jun 30, 2024 | $886,900 | 3,403 | 1,975 | 7.8 mi | 69 |
| MT-597131 Paved · Full utilities | 245.3 | Mar 10, 2024 | $758,300 | 3,092 | 1,513 | 7.2 mi | 69 |
| MT-517688 Gravel · Full utilities | 367.2 | Nov 12, 2024 | $872,600 | 2,377 | 1,503 | 3.3 mi | 64 |
Show adjustment detail for the top comp
- Tract size (83.7 ac → 171.23 ac)-16.7%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Off grid)-15.0%
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.