MT-725219
8091 County Road 44
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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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,744 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 $17,203 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 | 5,588 | 11.4 mi | 77 |
| MT-716034 Landlocked · Off grid | 110.8 | May 2, 2026 | $263,200 | 2,375 | 5,636 | 2.2 mi | 76 |
| MT-994075 Dirt · Power at road | 26.8 | Mar 14, 2026 | $112,400 | 4,194 | 5,030 | 2.3 mi | 73 |
| MT-276626 Gravel · Power at road | 170.1 | Jul 27, 2026 | $486,200 | 2,858 | 4,344 | 13.2 mi | 68 |
| MT-176449 Gravel · Power at road | 149.7 | May 28, 2025 | $415,800 | 2,778 | 4,278 | 5.5 mi | 66 |
| MT-923838 Paved · Power at road | 22.6 | Oct 22, 2024 | $106,500 | 4,720 | 4,256 | 6.0 mi | 64 |
| MT-144668 Landlocked · Full utilities | 41.2 | Jun 25, 2024 | $190,600 | 4,626 | 6,621 | 9.7 mi | 63 |
| MT-936182 Dirt · Power at road | 123.3 | Feb 2, 2025 | $330,300 | 2,678 | 4,615 | 10.6 mi | 63 |
Show adjustment detail for the top comp
- Tract size (46.18 ac → 61.39 ac)-5.7%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Power at road)-18.0%
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.