MT-176449
8551 County Road 35
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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 9 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 $211,027 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-276626 Gravel · Power at road | 170.1 | Jul 27, 2026 | $486,200 | 2,858 | 2,965 | 14.2 mi | 83 |
| MT-716034 Landlocked · Off grid | 110.8 | May 2, 2026 | $263,200 | 2,375 | 3,847 | 7.7 mi | 76 |
| MT-897225 Paved · Off grid | 262.6 | May 16, 2026 | $536,700 | 2,044 | 2,407 | 7.9 mi | 73 |
| MT-937659 Gravel · Power at road | 359.5 | Jul 27, 2026 | $968,400 | 2,694 | 3,458 | 13.0 mi | 72 |
| MT-448152 Gravel · Power at road | 513.9 | May 31, 2026 | $1,262,500 | 2,457 | 3,533 | 7.1 mi | 70 |
| MT-936182 Dirt · Power at road | 123.3 | Feb 2, 2025 | $330,300 | 2,678 | 3,151 | 15.6 mi | 68 |
| MT-484826 Gravel · Full utilities | 46.2 | Jul 27, 2026 | $282,200 | 6,110 | 3,814 | 13.3 mi | 67 |
| MT-725219 Paved · Power at road | 61.4 | Jan 11, 2025 | $179,000 | 2,916 | 2,124 | 5.5 mi | 64 |
| MT-487990 Gravel · Power at road | 457.0 | Apr 5, 2024 | $1,175,600 | 2,573 | 3,891 | 8.8 mi | 59 |
Show adjustment detail for the top comp
- Tract size (170.12 ac → 149.65 ac)+3.5%
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.