Valley County, MT · Sold

MT-613102

761 County Road 313

$41,300

$3,117/ac · 13.25 ac

Offer report Market this tract

Acreage13.25 ac

Price per acre$3,117/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedSep 2, 2023

Coordinates48.4307, -106.5749

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County GIS boundary

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.

County market

Valley County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Valley market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

551 ft of deeded road frontage.

Power13,998 ft away

A long utility run — price in solar/off-grid instead.

Buildable area11.04 of 13.25 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$40,685

$34,590 – $46,779 · $3,071/ac on 13.25 ac

Asking vs estimate

+1.5%

In line with the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $41,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$23,248

$1,755/ac · +30.0% target margin

You need $18,052 off asking to hit this margin.

All-in cost$25,224

Net resale$37,430

Projected profit$12,206

ROI+48.4%

Annualized+69.3%

Break-even resale$2,069/ac

Profit if resale lands off target

-20%

$4,720

-10%

$8,463

$12,206

+10%

$15,949

+20%

$19,692

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-783363 Dirt · Off grid	16.0	Jul 27, 2026	$32,200	2,010	2,389	4.1 mi	85
MT-412807 Landlocked · Off grid	10.7	Jun 7, 2025	$20,500	1,918	2,904	8.8 mi	77
MT-392718 Paved · Off grid	10.0	Aug 24, 2025	$37,200	3,713	3,195	2.7 mi	77
MT-243807 Dirt · Power at road	22.1	Jul 24, 2026	$62,600	2,839	2,985	8.9 mi	75
MT-742648 Gravel · Off grid	9.5	Sep 23, 2025	$26,200	2,754	2,777	14.2 mi	72
MT-523036 Paved · Power at road	12.6	Nov 17, 2024	$65,900	5,220	4,017	11.8 mi	70
MT-964345 Dirt · Off grid	32.6	Jan 8, 2026	$74,700	2,293	3,076	3.8 mi	70
MT-864450 Landlocked · Off grid	35.2	Apr 11, 2026	$55,600	1,580	2,688	6.4 mi	70
MT-822750 Dirt · Power at road	10.3	May 27, 2024	$36,300	3,535	3,733	11.5 mi	65
MT-911600 Landlocked · Full utilities	4.5	Mar 12, 2025	$14,000	3,145	3,176	13.2 mi	56

Show adjustment detail for the top comp

Tract size (16 ac → 13.25 ac)+2.0%
Access (Dirt → Gravel)+16.3%

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.

Build the listing kit Post a deal or JV