MT-144668
9489 County Road 209
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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?
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 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 $102,836 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-484826 Gravel · Full utilities | 46.2 | Jul 27, 2026 | $282,200 | 6,110 | 4,255 | 6.1 mi | 85 |
| MT-716034 Landlocked · Off grid | 110.8 | May 2, 2026 | $263,200 | 2,375 | 4,292 | 8.6 mi | 74 |
| MT-994075 Dirt · Power at road | 26.8 | Mar 14, 2026 | $112,400 | 4,194 | 3,831 | 8.5 mi | 73 |
| MT-523397 Gravel · Power at road | 16.4 | Jan 14, 2026 | $56,500 | 3,446 | 2,554 | 3.2 mi | 69 |
| MT-725219 Paved · Power at road | 61.4 | Jan 11, 2025 | $179,000 | 2,916 | 2,369 | 9.7 mi | 65 |
| MT-923838 Paved · Power at road | 22.6 | Oct 22, 2024 | $106,500 | 4,720 | 3,241 | 9.8 mi | 62 |
| MT-936182 Dirt · Power at road | 123.3 | Feb 2, 2025 | $330,300 | 2,678 | 3,515 | 3.5 mi | 61 |
| MT-243331 Paved · Off grid | 15.6 | Sep 17, 2024 | $57,700 | 3,690 | 2,860 | 15.9 mi | 54 |
Show adjustment detail for the top comp
- Tract size (46.18 ac → 41.19 ac)+2.2%
- Access (Gravel → Landlocked)-32.0%
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.