MT-317258
8694 County Road 163
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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?
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.
3,619 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 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 $628,137 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-567135 Gravel · Power at road | 246.0 | Jul 27, 2026 | $484,200 | 1,968 | 1,923 | 2.5 mi | 91 |
| MT-427663 Landlocked · Power at road | 360.6 | Nov 27, 2025 | $440,200 | 1,221 | 2,015 | 8.4 mi | 75 |
| MT-357761 Dirt · Power at road | 387.1 | Oct 24, 2024 | $897,900 | 2,320 | 3,229 | 10.1 mi | 67 |
| MT-737937 Dirt · Off grid | 439.8 | Sep 30, 2025 | $814,900 | 1,853 | 3,037 | 12.1 mi | 66 |
| MT-917661 Dirt · Off grid | 360.1 | May 9, 2024 | $470,500 | 1,307 | 2,132 | 9.2 mi | 65 |
| MT-168639 Gravel · Off grid | 731.3 | Sep 18, 2024 | $1,350,300 | 1,847 | 3,165 | 12.2 mi | 63 |
| MT-315833 Landlocked · Full utilities | 95.8 | Nov 22, 2024 | $311,400 | 3,252 | 3,187 | 12.0 mi | 60 |
| MT-888904 Dirt · Off grid | 886.0 | Jun 13, 2024 | $962,400 | 1,086 | 2,321 | 12.7 mi | 52 |
Show adjustment detail for the top comp
- Tract size (245.97 ac → 268.9 ac)-2.5%
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.