MT-762252
9508 County Road 22
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Carter County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Carter 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.
293 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $12,411 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-981760 Gravel · Off grid | 5.0 | Jun 7, 2026 | $21,600 | 4,320 | 5,042 | 7.7 mi | 83 |
| MT-741535 Gravel · Full utilities | 4.3 | May 6, 2026 | $40,300 | 9,453 | 7,661 | 3.6 mi | 80 |
| MT-552759 Gravel · Off grid | 10.3 | Jul 27, 2026 | $50,700 | 4,908 | 5,958 | 7.1 mi | 80 |
| MT-842083 Paved · Power at road | 6.3 | Feb 27, 2026 | $28,500 | 4,496 | 3,868 | 10.0 mi | 79 |
| MT-192896 Landlocked · Off grid | 11.4 | Feb 1, 2025 | $41,300 | 3,617 | 6,917 | 4.6 mi | 74 |
| MT-762335 Dirt · Power at road | 7.6 | Jul 29, 2024 | $21,700 | 2,852 | 3,626 | 4.1 mi | 73 |
| MT-850962 Gravel · Off grid | 2.8 | May 23, 2025 | $14,700 | 5,223 | 6,229 | 15.7 mi | 63 |
| MT-693647 Gravel · Full utilities | 19.7 | Dec 14, 2024 | $136,600 | 6,949 | 6,708 | 5.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (5.01 ac → 7.16 ac)-1.9%
- Access (Gravel → Paved)+18.0%
- Market time (2 mo)+0.8%
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.