MT-352883
8796 County Road 97
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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.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $25,870 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-892997 Dirt · Power at road | 12.3 | Feb 28, 2026 | $48,100 | 3,919 | 4,025 | 10.5 mi | 82 |
| MT-692821 Paved · Power at road | 10.8 | Dec 8, 2025 | $50,300 | 4,653 | 3,476 | 8.7 mi | 80 |
| MT-331570 Gravel · Off grid | 4.4 | Jul 20, 2026 | $10,400 | 2,383 | 2,280 | 5.0 mi | 72 |
| MT-641459 Landlocked · Off grid | 4.0 | Jul 27, 2026 | $7,400 | 1,832 | 2,568 | 5.6 mi | 70 |
| MT-381527 Dirt · Off grid | 4.2 | Jul 27, 2026 | $7,000 | 1,660 | 1,843 | 11.1 mi | 70 |
| MT-163471 Landlocked · Off grid | 17.3 | Aug 16, 2024 | $30,200 | 1,744 | 2,937 | 11.1 mi | 63 |
| MT-901716 Gravel · Full utilities | 4.8 | Nov 27, 2025 | $18,800 | 3,878 | 2,667 | 13.4 mi | 62 |
| MT-411716 Gravel · Off grid | 4.8 | Jun 24, 2025 | $17,400 | 3,582 | 3,597 | 10.4 mi | 61 |
Show adjustment detail for the top comp
- Tract size (12.28 ac → 11.3 ac)+0.8%
- Market time (6 mo)+1.9%
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.