MT-799931
670 County Road 208
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
10,535 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 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 $2,277,660 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 | 1,783 | 12.4 mi | 80 |
| MT-809878 Landlocked · Off grid | 1794.2 | Aug 20, 2025 | $1,311,600 | 731 | 1,106 | 14.1 mi | 75 |
| MT-729002 Paved · Power at road | 951.2 | Feb 2, 2026 | $2,204,700 | 2,318 | 1,383 | 2.1 mi | 73 |
| MT-748290 Gravel · Power at road | 567.9 | Jul 27, 2026 | $1,261,400 | 2,221 | 1,308 | 14.3 mi | 67 |
| MT-727316 Dirt · Full utilities | 280.4 | Apr 21, 2025 | $949,900 | 3,387 | 1,623 | 10.6 mi | 56 |
| MT-147497 Dirt · Power at road | 319.7 | Feb 7, 2026 | $751,700 | 2,351 | 1,383 | 14.7 mi | 55 |
Show adjustment detail for the top comp
- Tract size (1730.38 ac → 1864.44 ac)-2.3%
- Access (Dirt → Gravel)+16.3%
- 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.