MT-782509
8690 County Road 106
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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 7 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 $1,306 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-171814 Gravel · Full utilities | 5.2 | Jul 27, 2026 | $30,700 | 5,899 | 2,719 | 10.9 mi | 78 |
| MT-852245 Dirt · Full utilities | 7.1 | Sep 16, 2025 | $41,800 | 5,866 | 3,313 | 7.8 mi | 78 |
| MT-993678 Dirt · Full utilities | 20.1 | Jul 27, 2026 | $106,000 | 5,273 | 3,164 | 4.1 mi | 73 |
| MT-802245 Dirt · Off grid | 7.1 | Nov 21, 2024 | $32,700 | 4,598 | 3,851 | 5.8 mi | 73 |
| MT-503649 Landlocked · Off grid | 19.7 | Jul 20, 2025 | $72,400 | 3,678 | 4,166 | 4.5 mi | 71 |
| MT-724017 Gravel · Power at road | 25.7 | Jul 27, 2026 | $161,000 | 6,264 | 4,080 | 10.5 mi | 67 |
| MT-620786 Gravel · Off grid | 2.5 | Jan 15, 2025 | $12,300 | 4,961 | 3,403 | 4.5 mi | 60 |
Show adjustment detail for the top comp
- Tract size (5.21 ac → 8.62 ac)-2.9%
- Access (Gravel → Landlocked)-32.0%
- 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.