MT-720672
8206 County Road 191
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Fergus County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Fergus 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.
336 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 5 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 $5,917 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-400019 Gravel · Power at road | 1.4 | Jul 27, 2026 | $4,700 | 3,326 | 2,809 | 5.8 mi | 80 |
| MT-960820 Landlocked · Power at road | 2.5 | May 13, 2025 | $5,500 | 2,155 | 2,843 | 10.7 mi | 76 |
| MT-441451 Dirt · Off grid | 4.0 | Jul 27, 2026 | $10,200 | 2,554 | 3,026 | 17.2 mi | 72 |
| MT-401057 Landlocked · Power at road | 3.0 | Jan 28, 2024 | $7,700 | 2,546 | 3,548 | 7.0 mi | 67 |
| MT-811999 Paved · Power at road | 6.0 | Aug 30, 2024 | $27,100 | 4,545 | 3,668 | 17.5 mi | 53 |
Show adjustment detail for the top comp
- Tract size (1.42 ac → 2.28 ac)-0.9%
- Utilities (Power at road → Off grid)-15.0%
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.