MT-464676
9894 County Road 352
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Garfield County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Garfield market data →Step 1 · Is this a deal?
5 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.
Access by easement; pull and read the recorded document.
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 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 $56,899 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-124423 Gravel · Off grid | 34.5 | Jan 21, 2025 | $106,100 | 3,077 | 3,174 | 1.7 mi | 79 |
| MT-534439 Gravel · Off grid | 34.9 | Oct 18, 2024 | $83,700 | 2,400 | 2,505 | 8.9 mi | 78 |
| MT-205275 Gravel · Full utilities | 63.9 | Jul 27, 2026 | $137,400 | 2,150 | 1,639 | 10.1 mi | 78 |
| MT-323136 Gravel · Power at road | 13.6 | Jul 27, 2026 | $37,800 | 2,780 | 2,022 | 6.2 mi | 76 |
| MT-236072 Dirt · Full utilities | 113.9 | Jul 27, 2026 | $250,800 | 2,202 | 2,237 | 12.3 mi | 67 |
| MT-626128 Dirt · Power at road | 118.6 | Nov 5, 2025 | $157,700 | 1,330 | 1,716 | 3.8 mi | 66 |
| MT-956309 Dirt · Off grid | 135.2 | Aug 21, 2024 | $153,000 | 1,131 | 1,864 | 3.4 mi | 60 |
| MT-376004 Paved · Full utilities | 108.4 | Feb 11, 2025 | $272,900 | 2,517 | 1,953 | 8.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (34.49 ac → 41.42 ac)-3.2%
- Market time (19 mo)+6.6%
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.