MT-808848
9703 County Road 102
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
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 $85,419 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-738169 Dirt · Power at road | 520.2 | Jul 27, 2026 | $651,600 | 1,253 | 726 | 4.6 mi | 78 |
| MT-989864 Dirt · Power at road | 1776.1 | Jul 27, 2026 | $1,738,000 | 979 | 829 | 3.7 mi | 75 |
| MT-748431 Dirt · Power at road | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 992 | 12.8 mi | 66 |
| MT-157822 Gravel · Power at road | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 1,003 | 2.5 mi | 66 |
| MT-839970 Gravel · Power at road | 1917.9 | May 24, 2025 | $2,136,800 | 1,114 | 873 | 3.7 mi | 65 |
| MT-957364 Dirt · Full utilities | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 448 | 3.9 mi | 61 |
| MT-697373 Paved · Power at road | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 553 | 13.3 mi | 60 |
Show adjustment detail for the top comp
- Tract size (520.24 ac → 850.79 ac)-14.0%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Off grid)-15.0%
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.