MT-448152
5719 County Road 77
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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.
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 10 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 $658,692 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-498205 Gravel · Power at road | 534.0 | Nov 27, 2025 | $1,509,700 | 2,827 | 2,946 | 6.8 mi | 88 |
| MT-818310 Gravel · Off grid | 576.2 | May 28, 2026 | $972,700 | 1,688 | 2,075 | 5.6 mi | 85 |
| MT-937659 Gravel · Power at road | 359.5 | Jul 27, 2026 | $968,400 | 2,694 | 2,426 | 6.9 mi | 83 |
| MT-276626 Gravel · Power at road | 170.1 | Jul 27, 2026 | $486,200 | 2,858 | 2,080 | 7.8 mi | 77 |
| MT-768787 Gravel · Power at road | 814.0 | Mar 8, 2026 | $2,067,600 | 2,540 | 2,977 | 7.7 mi | 77 |
| MT-487990 Gravel · Power at road | 457.0 | Apr 5, 2024 | $1,175,600 | 2,573 | 2,730 | 9.6 mi | 77 |
| MT-318500 Dirt · Off grid | 661.2 | Apr 26, 2025 | $1,008,100 | 1,525 | 2,375 | 2.1 mi | 75 |
| MT-959247 Gravel · Power at road | 1135.9 | Dec 20, 2024 | $1,993,300 | 1,755 | 2,395 | 3.3 mi | 73 |
| MT-569023 Paved · Off grid | 965.8 | Jan 16, 2026 | $1,564,000 | 1,619 | 2,007 | 4.4 mi | 71 |
| MT-897225 Paved · Off grid | 262.6 | May 16, 2026 | $536,700 | 2,044 | 1,689 | 11.3 mi | 69 |
Show adjustment detail for the top comp
- Tract size (533.98 ac → 513.87 ac)+1.2%
- Market time (9 mo)+3.0%
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.