MT-686155
8798 County Road 259
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Madison County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Madison 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.
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 10 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 $97,691 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-935695 Dirt · Off grid | 86.7 | Jul 27, 2026 | $114,000 | 1,316 | 1,378 | 7.6 mi | 83 |
| MT-286243 Landlocked · Full utilities | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,119 | 8.1 mi | 76 |
| MT-245974 Gravel · Off grid | 106.1 | Feb 4, 2024 | $172,300 | 1,624 | 1,697 | 0.3 mi | 73 |
| MT-325335 Dirt · Off grid | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,271 | 11.8 mi | 68 |
| MT-407016 Dirt · Full utilities | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,313 | 8.6 mi | 68 |
| MT-296542 Dirt · Power at road | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,864 | 10.5 mi | 66 |
| MT-697373 Paved · Power at road | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,396 | 11.7 mi | 63 |
| MT-275251 Gravel · Power at road | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,449 | 7.3 mi | 61 |
| MT-957364 Dirt · Full utilities | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,130 | 13.6 mi | 60 |
| MT-157822 Gravel · Power at road | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 2,532 | 12.6 mi | 55 |
Show adjustment detail for the top comp
- Tract size (86.67 ac → 120.94 ac)-7.9%
- Access (Dirt → Landlocked)-20.9%
- 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.