MT-217106
8813 County Road 97
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Flathead County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Flathead market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
3,714 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 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 $233,337 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-584802 Gravel · Full utilities | 45.4 | May 26, 2026 | $137,300 | 3,026 | 1,216 | 4.1 mi | 69 |
| MT-106409 Paved · Power at road | 145.4 | Aug 29, 2024 | $198,800 | 1,368 | 798 | 2.6 mi | 67 |
| MT-394981 Dirt · Off grid | 51.7 | Jul 27, 2026 | $91,700 | 1,774 | 1,211 | 16.7 mi | 65 |
| MT-305190 Gravel · Off grid | 60.1 | May 11, 2026 | $72,800 | 1,210 | 740 | 11.3 mi | 64 |
| MT-194809 Landlocked · Power at road | 45.6 | Apr 28, 2026 | $81,700 | 1,791 | 1,296 | 8.1 mi | 62 |
| MT-688772 Paved · Off grid | 805.2 | Jan 15, 2026 | $836,700 | 1,039 | 1,112 | 17.0 mi | 60 |
| MT-768843 Gravel · Power at road | 847.7 | Nov 5, 2024 | $911,400 | 1,075 | 1,230 | 6.0 mi | 57 |
Show adjustment detail for the top comp
- Tract size (45.38 ac → 240.86 ac)-33.6%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (3 mo)+0.9%
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.