MT-975950
5072 County Road 10
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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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $95,078 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-336333 Gravel · Off grid | 137.6 | Feb 9, 2026 | $276,900 | 2,012 | 1,766 | 5.2 mi | 76 |
| MT-307126 Dirt · Power at road | 244.4 | Jul 27, 2026 | $571,300 | 2,338 | 2,329 | 3.7 mi | 75 |
| MT-426378 Dirt · Power at road | 142.1 | Jan 1, 2025 | $466,700 | 3,283 | 3,003 | 6.5 mi | 71 |
| MT-826760 Dirt · Off grid | 187.5 | Jul 4, 2025 | $343,400 | 1,832 | 2,082 | 12.1 mi | 68 |
| MT-236954 Landlocked · Power at road | 215.8 | Apr 8, 2025 | $347,900 | 1,612 | 2,068 | 7.8 mi | 68 |
| MT-154443 Gravel · Full utilities | 35.0 | Jul 27, 2026 | $212,300 | 6,068 | 2,688 | 13.4 mi | 65 |
| MT-865149 Gravel · Off grid | 58.4 | Mar 3, 2024 | $199,200 | 3,414 | 2,635 | 1.6 mi | 65 |
| MT-494286 Dirt · Off grid | 31.2 | Mar 11, 2025 | $104,900 | 3,359 | 2,577 | 4.8 mi | 64 |
| MT-994403 Gravel · Off grid | 34.0 | Mar 1, 2026 | $110,400 | 3,247 | 2,088 | 8.7 mi | 64 |
| MT-357262 Gravel · Off grid | 269.7 | Sep 10, 2024 | $559,600 | 2,075 | 2,321 | 12.5 mi | 55 |
Show adjustment detail for the top comp
- Tract size (137.58 ac → 104.25 ac)+7.4%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (6 mo)+2.2%
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.