MT-809878
8775 County Road 355
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Cascade County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Cascade market data →Step 1 · Is this a deal?
5 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.
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 $468,553 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-239828 Dirt · Full utilities | 1730.4 | Jul 27, 2026 | $3,889,600 | 2,248 | 1,227 | 3.4 mi | 87 |
| MT-799931 Gravel · Off grid | 1864.4 | Jul 1, 2026 | $3,350,700 | 1,797 | 1,243 | 14.1 mi | 81 |
| MT-748290 Gravel · Power at road | 567.9 | Jul 27, 2026 | $1,261,400 | 2,221 | 900 | 3.5 mi | 75 |
| MT-729002 Paved · Power at road | 951.2 | Feb 2, 2026 | $2,204,700 | 2,318 | 952 | 12.9 mi | 66 |
| MT-147497 Dirt · Power at road | 319.7 | Feb 7, 2026 | $751,700 | 2,351 | 952 | 1.6 mi | 63 |
| MT-727316 Dirt · Full utilities | 280.4 | Apr 21, 2025 | $949,900 | 3,387 | 1,117 | 11.7 mi | 51 |
Show adjustment detail for the top comp
- Tract size (1730.38 ac → 1794.21 ac)-1.1%
- 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.