MT-864450
3654 County Road 280
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.
Valley County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Valley market data →Step 1 · Is this a deal?
5 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.
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 10 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 $29,417 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-964345 Dirt · Off grid | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 1,835 | 8.6 mi | 79 |
| MT-243807 Dirt · Power at road | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 1,780 | 12.6 mi | 74 |
| MT-783363 Dirt · Off grid | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 1,425 | 9.7 mi | 73 |
| MT-865620 Gravel · Off grid | 82.1 | Nov 9, 2024 | $149,900 | 1,826 | 1,586 | 1.3 mi | 71 |
| MT-745909 Dirt · Off grid | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 1,740 | 5.2 mi | 65 |
| MT-412807 Landlocked · Off grid | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 1,732 | 10.3 mi | 62 |
| MT-613102 Gravel · Off grid | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 1,818 | 6.4 mi | 61 |
| MT-822750 Dirt · Power at road | 10.3 | May 27, 2024 | $36,300 | 3,535 | 2,227 | 5.2 mi | 60 |
| MT-766163 Gravel · Power at road | 121.6 | Sep 27, 2025 | $322,600 | 2,652 | 2,083 | 12.1 mi | 58 |
| MT-523036 Paved · Power at road | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 2,396 | 14.3 mi | 54 |
Show adjustment detail for the top comp
- Tract size (32.59 ac → 35.17 ac)-1.3%
- Access (Dirt → Landlocked)-20.9%
- Market time (7 mo)+2.5%
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.