MT-737937
9884 County Road 68
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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.
1,717 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 $474,991 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-357761 Dirt · Power at road | 387.1 | Oct 24, 2024 | $897,900 | 2,320 | 2,042 | 7.7 mi | 78 |
| MT-567135 Gravel · Power at road | 246.0 | Jul 27, 2026 | $484,200 | 1,968 | 1,216 | 11.0 mi | 72 |
| MT-427663 Landlocked · Power at road | 360.6 | Nov 27, 2025 | $440,200 | 1,221 | 1,274 | 13.7 mi | 72 |
| MT-917661 Dirt · Off grid | 360.1 | May 9, 2024 | $470,500 | 1,307 | 1,349 | 11.8 mi | 71 |
| MT-168639 Gravel · Off grid | 731.3 | Sep 18, 2024 | $1,350,300 | 1,847 | 2,002 | 6.2 mi | 67 |
| MT-317258 Gravel · Power at road | 268.9 | Sep 10, 2024 | $910,500 | 3,386 | 2,315 | 12.1 mi | 61 |
| MT-888904 Dirt · Off grid | 886.0 | Jun 13, 2024 | $962,400 | 1,086 | 1,468 | 14.5 mi | 61 |
Show adjustment detail for the top comp
- Tract size (387.11 ac → 439.75 ac)-3.7%
- Utilities (Power at road → Off grid)-15.0%
- Market time (22 mo)+7.6%
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.