MT-217697
8989 County Road 266
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Big Horn County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Big Horn market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
3,329 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 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 $79,785 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-837641 Gravel · Power at road | 354.9 | Jul 27, 2026 | $774,100 | 2,181 | 2,160 | 7.1 mi | 89 |
| MT-338224 Gravel · Power at road | 541.4 | Jul 27, 2026 | $698,500 | 1,290 | 1,450 | 5.0 mi | 84 |
| MT-258073 Landlocked · Off grid | 485.3 | Jul 27, 2026 | $323,500 | 667 | 1,254 | 7.2 mi | 79 |
| MT-266808 Dirt · Power at road | 194.1 | Jul 27, 2026 | $243,500 | 1,254 | 1,215 | 13.5 mi | 77 |
| MT-667025 Landlocked · Power at road | 227.1 | Jul 27, 2026 | $345,500 | 1,521 | 1,947 | 11.8 mi | 75 |
| MT-707463 Landlocked · Off grid | 311.9 | Feb 25, 2025 | $338,600 | 1,085 | 1,897 | 9.3 mi | 75 |
| MT-456603 Gravel · Power at road | 167.3 | Nov 29, 2024 | $366,200 | 2,189 | 1,872 | 5.5 mi | 71 |
| MT-677016 Dirt · Power at road | 225.7 | Jul 13, 2025 | $290,100 | 1,286 | 1,355 | 8.0 mi | 69 |
| MT-116681 Dirt · Full utilities | 177.0 | Nov 13, 2025 | $486,800 | 2,750 | 2,191 | 8.0 mi | 66 |
| MT-339381 Gravel · Power at road | 1251.7 | Sep 30, 2025 | $971,200 | 776 | 1,168 | 8.9 mi | 64 |
Show adjustment detail for the top comp
- Tract size (354.88 ac → 369.58 ac)-1.2%
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.