MT-154443
3946 County Road 258
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Yellowstone County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Yellowstone 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 9 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 $108,418 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-464213 Dirt · Full utilities | 29.6 | Jan 4, 2026 | $106,600 | 3,601 | 4,177 | 4.5 mi | 81 |
| MT-994403 Gravel · Off grid | 34.0 | Mar 1, 2026 | $110,400 | 3,247 | 4,726 | 17.2 mi | 78 |
| MT-853910 Landlocked · Power at road | 23.8 | Dec 13, 2025 | $51,400 | 2,163 | 3,756 | 7.2 mi | 72 |
| MT-494286 Dirt · Off grid | 31.2 | Mar 11, 2025 | $104,900 | 3,359 | 5,831 | 9.9 mi | 72 |
| MT-473392 Dirt · Power at road | 16.3 | Dec 15, 2024 | $65,200 | 3,992 | 5,439 | 2.2 mi | 65 |
| MT-473849 Dirt · Off grid | 22.8 | Feb 2, 2025 | $87,900 | 3,863 | 6,419 | 9.5 mi | 65 |
| MT-975950 Landlocked · Power at road | 104.3 | Jun 24, 2026 | $247,900 | 2,378 | 5,414 | 13.4 mi | 64 |
| MT-313262 Gravel · Power at road | 14.9 | Jan 3, 2025 | $67,100 | 4,515 | 5,224 | 14.9 mi | 64 |
| MT-865149 Gravel · Off grid | 58.4 | Mar 3, 2024 | $199,200 | 3,414 | 5,963 | 14.7 mi | 61 |
Show adjustment detail for the top comp
- Tract size (29.62 ac → 34.99 ac)-2.7%
- Access (Dirt → Gravel)+16.3%
- Market time (7 mo)+2.6%
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.