MT-275251
5960 County Road 109
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,839 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 6 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 $34,097 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 | 1,941 | 4.4 mi | 80 |
| MT-325335 Dirt · Off grid | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,790 | 6.0 mi | 80 |
| MT-686155 Landlocked · Full utilities | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 2,628 | 7.3 mi | 66 |
| MT-245974 Gravel · Off grid | 106.1 | Feb 4, 2024 | $172,300 | 1,624 | 2,390 | 7.3 mi | 65 |
| MT-286243 Landlocked · Full utilities | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,984 | 5.1 mi | 62 |
| MT-296542 Dirt · Power at road | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 2,625 | 9.0 mi | 60 |
Show adjustment detail for the top comp
- Tract size (86.67 ac → 62.83 ac)+7.6%
- 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.