MT-862281
7890 County Road 212
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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.
640 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 $12,291 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-302883 Dirt · Power at road | 11.3 | Dec 7, 2024 | $42,800 | 3,789 | 3,563 | 1.8 mi | 73 |
| MT-293156 Landlocked · Power at road | 13.8 | May 10, 2026 | $49,800 | 3,613 | 4,133 | 7.4 mi | 72 |
| MT-504395 Landlocked · Off grid | 33.8 | May 6, 2026 | $55,500 | 1,643 | 2,496 | 3.9 mi | 71 |
| MT-342037 Dirt · Off grid | 6.1 | Sep 15, 2024 | $22,100 | 3,604 | 3,854 | 12.9 mi | 71 |
| MT-780364 Paved · Full utilities | 1.8 | Jun 1, 2025 | $10,500 | 5,783 | 2,932 | 2.4 mi | 65 |
| MT-114281 Gravel · Full utilities | 31.1 | May 4, 2026 | $212,300 | 6,821 | 4,843 | 9.0 mi | 62 |
| MT-444319 Landlocked · Power at road | 32.0 | Feb 9, 2025 | $74,300 | 2,325 | 3,127 | 4.7 mi | 61 |
| MT-954314 Gravel · Power at road | 31.9 | Sep 30, 2025 | $174,200 | 5,465 | 4,869 | 9.0 mi | 58 |
| MT-844423 Gravel · Power at road | 34.5 | Dec 5, 2024 | $112,500 | 3,261 | 3,042 | 11.8 mi | 52 |
Show adjustment detail for the top comp
- Tract size (11.3 ac → 7.31 ac)+3.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (20 mo)+7.1%
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.