MT-865149
6050 County Road 2
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,448 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $101,099 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-994403 Gravel · Off grid | 34.0 | Mar 1, 2026 | $110,400 | 3,247 | 2,985 | 9.4 mi | 80 |
| MT-975950 Landlocked · Power at road | 104.3 | Jun 24, 2026 | $247,900 | 2,378 | 3,419 | 1.6 mi | 78 |
| MT-154443 Gravel · Full utilities | 35.0 | Jul 27, 2026 | $212,300 | 6,068 | 3,841 | 14.7 mi | 74 |
| MT-336333 Gravel · Off grid | 137.6 | Feb 9, 2026 | $276,900 | 2,012 | 2,523 | 6.5 mi | 73 |
| MT-464213 Dirt · Full utilities | 29.6 | Jan 4, 2026 | $106,600 | 3,601 | 2,638 | 13.0 mi | 70 |
| MT-494286 Dirt · Off grid | 31.2 | Mar 11, 2025 | $104,900 | 3,359 | 3,682 | 6.4 mi | 67 |
| MT-853910 Landlocked · Power at road | 23.8 | Dec 13, 2025 | $51,400 | 2,163 | 2,372 | 9.4 mi | 64 |
| MT-473849 Dirt · Off grid | 22.8 | Feb 2, 2025 | $87,900 | 3,863 | 4,053 | 7.0 mi | 62 |
| MT-426378 Dirt · Power at road | 142.1 | Jan 1, 2025 | $466,700 | 3,283 | 4,291 | 8.0 mi | 60 |
| MT-826760 Dirt · Off grid | 187.5 | Jul 4, 2025 | $343,400 | 1,832 | 2,975 | 13.7 mi | 58 |
Show adjustment detail for the top comp
- Tract size (33.99 ac → 58.35 ac)-9.8%
- Market time (5 mo)+1.9%
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.