MT-293156
9657 County Road 296
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 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 $24,009 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-114281 Gravel · Full utilities | 31.1 | May 4, 2026 | $212,300 | 6,821 | 4,281 | 7.5 mi | 74 |
| MT-504395 Landlocked · Off grid | 33.8 | May 6, 2026 | $55,500 | 1,643 | 2,206 | 6.1 mi | 72 |
| MT-302883 Dirt · Power at road | 11.3 | Dec 7, 2024 | $42,800 | 3,789 | 3,150 | 7.2 mi | 72 |
| MT-954314 Gravel · Power at road | 31.9 | Sep 30, 2025 | $174,200 | 5,465 | 4,304 | 3.6 mi | 69 |
| MT-444319 Landlocked · Power at road | 32.0 | Feb 9, 2025 | $74,300 | 2,325 | 2,764 | 3.4 mi | 68 |
| MT-862281 Dirt · Off grid | 7.3 | Mar 11, 2025 | $27,800 | 3,800 | 3,560 | 7.4 mi | 64 |
| MT-844423 Gravel · Power at road | 34.5 | Dec 5, 2024 | $112,500 | 3,261 | 2,689 | 8.2 mi | 61 |
| MT-342037 Dirt · Off grid | 6.1 | Sep 15, 2024 | $22,100 | 3,604 | 3,406 | 8.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (31.12 ac → 13.77 ac)+11.3%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (3 mo)+1.2%
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.