MT-315833
9495 County Road 179
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $177,618 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 | 2,827 | 5.7 mi | 82 |
| MT-795430 Dirt · Full utilities | 71.5 | Jan 3, 2025 | $334,000 | 4,670 | 3,682 | 4.5 mi | 72 |
| MT-114281 Gravel · Full utilities | 31.1 | May 4, 2026 | $212,300 | 6,821 | 3,726 | 4.0 mi | 71 |
| MT-567135 Gravel · Power at road | 246.0 | Jul 27, 2026 | $484,200 | 1,968 | 2,104 | 9.6 mi | 69 |
| MT-504395 Landlocked · Off grid | 33.8 | May 6, 2026 | $55,500 | 1,643 | 1,920 | 8.8 mi | 69 |
| MT-634926 Gravel · Full utilities | 49.6 | Jan 1, 2025 | $175,300 | 3,531 | 2,216 | 3.4 mi | 67 |
| MT-335262 Gravel · Off grid | 63.3 | Jul 8, 2025 | $317,900 | 5,020 | 4,660 | 12.0 mi | 66 |
| MT-954314 Gravel · Power at road | 31.9 | Sep 30, 2025 | $174,200 | 5,465 | 3,746 | 8.0 mi | 61 |
| MT-844423 Gravel · Power at road | 34.5 | Dec 5, 2024 | $112,500 | 3,261 | 2,340 | 4.0 mi | 60 |
| MT-317258 Gravel · Power at road | 268.9 | Sep 10, 2024 | $910,500 | 3,386 | 4,006 | 12.0 mi | 59 |
Show adjustment detail for the top comp
- Tract size (62.92 ac → 95.78 ac)-9.2%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Full utilities)+22.0%
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.