MT-335262
3039 County Road 89
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Gallatin County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Gallatin 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.
1,964 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 9 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 $176,591 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-115253 Dirt · Power at road | 62.9 | Jul 27, 2026 | $202,700 | 3,221 | 3,186 | 10.0 mi | 83 |
| MT-114281 Gravel · Full utilities | 31.1 | May 4, 2026 | $212,300 | 6,821 | 4,200 | 8.2 mi | 77 |
| MT-795430 Dirt · Full utilities | 71.5 | Jan 3, 2025 | $334,000 | 4,670 | 4,150 | 10.8 mi | 75 |
| MT-504395 Landlocked · Off grid | 33.8 | May 6, 2026 | $55,500 | 1,643 | 2,164 | 6.0 mi | 75 |
| MT-954314 Gravel · Power at road | 31.9 | Sep 30, 2025 | $174,200 | 5,465 | 4,222 | 4.7 mi | 71 |
| MT-634926 Gravel · Full utilities | 49.6 | Jan 1, 2025 | $175,300 | 3,531 | 2,498 | 10.8 mi | 71 |
| MT-444319 Landlocked · Power at road | 32.0 | Feb 9, 2025 | $74,300 | 2,325 | 2,711 | 2.3 mi | 66 |
| MT-844423 Gravel · Power at road | 34.5 | Dec 5, 2024 | $112,500 | 3,261 | 2,638 | 9.2 mi | 65 |
| MT-315833 Landlocked · Full utilities | 95.8 | Nov 22, 2024 | $311,400 | 3,252 | 3,932 | 12.0 mi | 63 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- 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.