MT-291457
4576 County Road 180
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 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 $7,274 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-201239 Dirt · Full utilities | 3.4 | Jul 27, 2026 | $12,500 | 3,632 | 1,994 | 6.7 mi | 82 |
| MT-452167 Gravel · Full utilities | 6.7 | May 24, 2026 | $51,300 | 7,623 | 3,737 | 9.0 mi | 78 |
| MT-220649 Gravel · Power at road | 2.2 | Jul 27, 2026 | $11,700 | 5,218 | 2,971 | 5.9 mi | 75 |
| MT-330451 Paved · Off grid | 1.9 | Apr 19, 2024 | $9,500 | 4,914 | 3,046 | 2.2 mi | 65 |
| MT-473392 Dirt · Power at road | 16.3 | Dec 15, 2024 | $65,200 | 3,992 | 3,170 | 7.9 mi | 59 |
| MT-313262 Gravel · Power at road | 14.9 | Jan 3, 2025 | $67,100 | 4,515 | 3,045 | 13.5 mi | 53 |
Show adjustment detail for the top comp
- Tract size (3.44 ac → 4.02 ac)-0.5%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Full utilities → Off grid)-30.3%
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.