MT-506789
8802 County Road 303
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,471 ft of deeded road frontage.
Power at or near the road.
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 $187,922 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-485392 Dirt · Full utilities | 69.6 | Jul 27, 2026 | $179,900 | 2,585 | 1,645 | 2.0 mi | 76 |
| MT-987331 Gravel · Power at road | 283.5 | Jul 27, 2026 | $470,000 | 1,658 | 1,597 | 19.1 mi | 74 |
| MT-997679 Dirt · Power at road | 364.8 | Nov 6, 2025 | $452,000 | 1,239 | 1,539 | 20.0 mi | 71 |
| MT-505657 Paved · Off grid | 84.3 | Jul 27, 2026 | $213,300 | 2,530 | 1,759 | 14.3 mi | 68 |
| MT-655664 Paved · Power at road | 84.7 | Oct 9, 2024 | $289,300 | 3,414 | 2,173 | 8.6 mi | 66 |
| MT-325457 Gravel · Power at road | 72.9 | Oct 10, 2025 | $133,700 | 1,833 | 1,277 | 15.9 mi | 61 |
| MT-555167 Gravel · Off grid | 59.1 | Apr 5, 2025 | $179,800 | 3,041 | 2,431 | 8.5 mi | 58 |
Show adjustment detail for the top comp
- Tract size (69.59 ac → 191.44 ac)-22.6%
- Utilities (Full utilities → Power at road)-18.0%
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.