MT-936182
7956 County Road 222
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Meagher County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Meagher market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,869 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 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 $191,185 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-716034 Landlocked · Off grid | 110.8 | May 2, 2026 | $263,200 | 2,375 | 3,481 | 9.0 mi | 80 |
| MT-276626 Gravel · Power at road | 170.1 | Jul 27, 2026 | $486,200 | 2,858 | 2,683 | 12.1 mi | 78 |
| MT-937659 Gravel · Power at road | 359.5 | Jul 27, 2026 | $968,400 | 2,694 | 3,129 | 3.3 mi | 74 |
| MT-176449 Gravel · Power at road | 149.7 | May 28, 2025 | $415,800 | 2,778 | 2,642 | 15.6 mi | 70 |
| MT-484826 Gravel · Full utilities | 46.2 | Jul 27, 2026 | $282,200 | 6,110 | 3,451 | 9.5 mi | 69 |
| MT-897225 Paved · Off grid | 262.6 | May 16, 2026 | $536,700 | 2,044 | 2,178 | 14.7 mi | 67 |
| MT-725219 Paved · Power at road | 61.4 | Jan 11, 2025 | $179,000 | 2,916 | 1,921 | 10.6 mi | 63 |
| MT-144668 Landlocked · Full utilities | 41.2 | Jun 25, 2024 | $190,600 | 4,626 | 4,089 | 3.5 mi | 59 |
Show adjustment detail for the top comp
- Tract size (110.79 ac → 123.33 ac)-2.7%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Off grid → Power at road)+17.6%
- Market time (3 mo)+1.2%
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.