MT-106608
8358 County Road 84
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.
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
2,643 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 5 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 $99,118 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 | 2,143 | 6.2 mi | 81 |
| MT-366573 Gravel · Power at road | 163.7 | Mar 9, 2025 | $407,700 | 2,490 | 2,623 | 13.5 mi | 80 |
| MT-686701 Landlocked · Full utilities | 179.6 | Jun 5, 2024 | $392,100 | 2,183 | 2,927 | 4.1 mi | 77 |
| MT-247400 Dirt · Full utilities | 298.0 | Sep 22, 2025 | $659,500 | 2,213 | 2,573 | 4.9 mi | 69 |
| MT-595205 Dirt · Off grid | 60.8 | Jun 26, 2024 | $106,500 | 1,752 | 2,036 | 9.6 mi | 56 |
Show adjustment detail for the top comp
- Tract size (129.56 ac → 167.91 ac)-6.7%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Power at road)+17.6%
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.