MT-993678
847 County Road 117
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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.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $38,833 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-503649 Landlocked · Off grid | 19.7 | Jul 20, 2025 | $72,400 | 3,678 | 6,958 | 3.5 mi | 79 |
| MT-724017 Gravel · Power at road | 25.7 | Jul 27, 2026 | $161,000 | 6,264 | 6,814 | 11.5 mi | 78 |
| MT-215163 Paved · Power at road | 59.0 | Jul 27, 2026 | $359,600 | 6,100 | 6,531 | 6.6 mi | 74 |
| MT-782509 Landlocked · Off grid | 8.6 | Jul 27, 2026 | $17,600 | 2,043 | 3,420 | 4.1 mi | 73 |
| MT-944399 Gravel · Power at road | 33.9 | Nov 6, 2025 | $168,800 | 4,980 | 5,831 | 1.7 mi | 73 |
| MT-852245 Dirt · Full utilities | 7.1 | Sep 16, 2025 | $41,800 | 5,866 | 5,533 | 11.0 mi | 65 |
| MT-865372 Paved · Off grid | 68.6 | Apr 21, 2026 | $272,800 | 3,978 | 5,236 | 9.8 mi | 63 |
| MT-802245 Dirt · Off grid | 7.1 | Nov 21, 2024 | $32,700 | 4,598 | 6,432 | 7.2 mi | 61 |
Show adjustment detail for the top comp
- Access (Landlocked → Dirt)+26.5%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (13 mo)+4.5%
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.