MT-247400
9523 County Road 266
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Lewis and Clark County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Lewis and Clark market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
3,687 ft of deeded road frontage.
Power at or near the road.
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 $324,585 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-296250 Dirt · Off grid | 129.6 | Jul 27, 2026 | $217,000 | 1,675 | 1,913 | 1.3 mi | 78 |
| MT-106608 Gravel · Power at road | 167.9 | Jul 27, 2026 | $359,000 | 2,138 | 1,913 | 4.9 mi | 76 |
| MT-289356 Gravel · Off grid | 1229.3 | Jul 27, 2026 | $994,300 | 809 | 1,539 | 7.5 mi | 70 |
| MT-686701 Landlocked · Full utilities | 179.6 | Jun 5, 2024 | $392,100 | 2,183 | 2,613 | 8.3 mi | 64 |
| MT-366573 Gravel · Power at road | 163.7 | Mar 9, 2025 | $407,700 | 2,490 | 2,341 | 9.1 mi | 63 |
| MT-595205 Dirt · Off grid | 60.8 | Jun 26, 2024 | $106,500 | 1,752 | 1,817 | 4.9 mi | 61 |
| MT-399645 Dirt · Power at road | 1515.5 | Oct 6, 2025 | $1,418,500 | 936 | 1,943 | 9.7 mi | 59 |
| MT-469664 Landlocked · Power at road | 1536.5 | Sep 6, 2025 | $1,228,000 | 799 | 2,114 | 9.8 mi | 55 |
| MT-599470 Landlocked · Power at road | 1335.1 | Aug 26, 2024 | $826,700 | 619 | 1,633 | 6.5 mi | 54 |
Show adjustment detail for the top comp
- Tract size (129.56 ac → 298.03 ac)-20.6%
- Utilities (Off grid → Full utilities)+43.5%
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.