MT-655384
9808 County Road 61
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Beaverhead County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Beaverhead market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
2,042 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 9 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 $61,208 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-775438 Gravel · Off grid | 71.9 | Aug 5, 2025 | $67,700 | 941 | 1,168 | 8.5 mi | 77 |
| MT-465384 Dirt · Off grid | 69.2 | Oct 22, 2024 | $114,600 | 1,657 | 2,446 | 8.5 mi | 75 |
| MT-536929 Gravel · Power at road | 211.9 | Dec 12, 2025 | $244,900 | 1,156 | 1,586 | 2.9 mi | 70 |
| MT-756652 Paved · Off grid | 173.3 | Apr 26, 2026 | $215,600 | 1,244 | 1,585 | 12.1 mi | 70 |
| MT-485507 Dirt · Off grid | 75.6 | Nov 19, 2023 | $111,200 | 1,470 | 2,296 | 9.7 mi | 69 |
| MT-325014 Gravel · Full utilities | 52.9 | Jul 22, 2024 | $136,100 | 2,572 | 2,170 | 6.5 mi | 68 |
| MT-235018 Landlocked · Power at road | 53.1 | Mar 24, 2024 | $81,700 | 1,539 | 2,361 | 8.3 mi | 66 |
| MT-126637 Dirt · Power at road | 171.5 | Apr 4, 2025 | $195,900 | 1,143 | 1,768 | 10.2 mi | 59 |
| MT-583866 Gravel · Power at road | 23.0 | May 24, 2024 | $43,700 | 1,895 | 1,701 | 11.0 mi | 58 |
Show adjustment detail for the top comp
- Tract size (71.94 ac → 69.18 ac)+0.9%
- Access (Gravel → Paved)+18.0%
- Market time (12 mo)+4.3%
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.