MT-529013
8664 County Road 391
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Garfield County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Garfield 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.
4,658 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 $225,171 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-759742 Landlocked · Off grid | 1625.9 | Dec 17, 2025 | $1,076,000 | 662 | 1,392 | 4.2 mi | 78 |
| MT-268475 Paved · Power at road | 649.3 | Aug 27, 2025 | $1,199,100 | 1,847 | 1,449 | 3.2 mi | 75 |
| MT-659713 Paved · Power at road | 1592.1 | Mar 11, 2026 | $1,683,500 | 1,057 | 1,072 | 7.0 mi | 75 |
| MT-248729 Landlocked · Off grid | 780.5 | Oct 21, 2024 | $345,700 | 443 | 776 | 1.7 mi | 75 |
| MT-677564 Dirt · Power at road | 335.6 | Jul 27, 2026 | $493,600 | 1,471 | 1,250 | 11.7 mi | 67 |
| MT-477723 Gravel · Full utilities | 376.6 | Nov 22, 2025 | $840,500 | 2,232 | 1,423 | 6.1 mi | 65 |
| MT-477685 Dirt · Power at road | 366.4 | Jan 31, 2024 | $566,700 | 1,547 | 1,490 | 11.5 mi | 54 |
Show adjustment detail for the top comp
- Tract size (1625.87 ac → 958.81 ac)+17.9%
- Access (Landlocked → Paved)+73.5%
- Market time (8 mo)+2.8%
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.