MT-201239
5709 County Road 228
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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?
3 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.
423 ft of deeded road frontage.
Power at or near the road.
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 $2,773 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-220649 Gravel · Power at road | 2.2 | Jul 27, 2026 | $11,700 | 5,218 | 5,423 | 9.7 mi | 80 |
| MT-291457 Landlocked · Off grid | 4.0 | Apr 29, 2026 | $15,200 | 3,778 | 6,981 | 6.7 mi | 80 |
| MT-452167 Gravel · Full utilities | 6.7 | May 24, 2026 | $51,300 | 7,623 | 6,821 | 13.3 mi | 70 |
| MT-330451 Paved · Off grid | 1.9 | Apr 19, 2024 | $9,500 | 4,914 | 5,560 | 5.8 mi | 63 |
| MT-473392 Dirt · Power at road | 16.3 | Dec 15, 2024 | $65,200 | 3,992 | 5,785 | 13.1 mi | 54 |
| MT-313262 Gravel · Power at road | 14.9 | Jan 3, 2025 | $67,100 | 4,515 | 5,557 | 10.5 mi | 53 |
Show adjustment detail for the top comp
- Tract size (2.24 ac → 3.44 ac)-1.2%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Full utilities)+22.0%
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.