MT-826760
2089 County Road 133
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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.
1,203 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $112,943 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-307126 Dirt · Power at road | 244.4 | Jul 27, 2026 | $571,300 | 2,338 | 2,145 | 8.4 mi | 82 |
| MT-707794 Dirt · Power at road | 396.5 | Mar 16, 2026 | $776,000 | 1,957 | 2,100 | 1.3 mi | 80 |
| MT-336333 Gravel · Off grid | 137.6 | Feb 9, 2026 | $276,900 | 2,012 | 1,627 | 8.8 mi | 76 |
| MT-975950 Landlocked · Power at road | 104.3 | Jun 24, 2026 | $247,900 | 2,378 | 2,204 | 12.1 mi | 75 |
| MT-218356 Dirt · Power at road | 595.7 | Jul 27, 2026 | $1,289,600 | 2,165 | 2,586 | 2.9 mi | 74 |
| MT-236954 Landlocked · Power at road | 215.8 | Apr 8, 2025 | $347,900 | 1,612 | 1,905 | 7.2 mi | 72 |
| MT-426378 Dirt · Power at road | 142.1 | Jan 1, 2025 | $466,700 | 3,283 | 2,766 | 6.4 mi | 72 |
| MT-357262 Gravel · Off grid | 269.7 | Sep 10, 2024 | $559,600 | 2,075 | 2,138 | 8.2 mi | 68 |
| MT-958326 Dirt · Power at road | 582.9 | Sep 18, 2024 | $760,100 | 1,304 | 1,668 | 4.1 mi | 66 |
| MT-865149 Gravel · Off grid | 58.4 | Mar 3, 2024 | $199,200 | 3,414 | 2,428 | 13.7 mi | 53 |
Show adjustment detail for the top comp
- Tract size (244.38 ac → 187.46 ac)+7.7%
- Utilities (Power at road → Off grid)-15.0%
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.