MT-569023
7975 County Road 19
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
5,784 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $365,331 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-768787 Gravel · Power at road | 814.0 | Mar 8, 2026 | $2,067,600 | 2,540 | 2,461 | 4.5 mi | 80 |
| MT-818310 Gravel · Off grid | 576.2 | May 28, 2026 | $972,700 | 1,688 | 1,715 | 10.1 mi | 79 |
| MT-289845 Paved · Power at road | 1751.8 | Nov 6, 2025 | $3,598,400 | 2,054 | 2,172 | 4.0 mi | 78 |
| MT-448152 Gravel · Power at road | 513.9 | May 31, 2026 | $1,262,500 | 2,457 | 2,048 | 4.4 mi | 74 |
| MT-349173 Dirt · Off grid | 1076.6 | Dec 22, 2024 | $1,162,300 | 1,080 | 1,638 | 9.0 mi | 73 |
| MT-959247 Gravel · Power at road | 1135.9 | Dec 20, 2024 | $1,993,300 | 1,755 | 1,980 | 6.9 mi | 71 |
| MT-318500 Dirt · Off grid | 661.2 | Apr 26, 2025 | $1,008,100 | 1,525 | 1,963 | 6.5 mi | 71 |
| MT-937659 Gravel · Power at road | 359.5 | Jul 27, 2026 | $968,400 | 2,694 | 2,005 | 8.5 mi | 70 |
| MT-129755 Gravel · Power at road | 1641.3 | Mar 10, 2025 | $2,016,000 | 1,228 | 1,542 | 4.1 mi | 68 |
| MT-498205 Gravel · Power at road | 534.0 | Nov 27, 2025 | $1,509,700 | 2,827 | 2,435 | 10.8 mi | 67 |
Show adjustment detail for the top comp
- Tract size (814.01 ac → 965.78 ac)-5.2%
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (5 mo)+1.8%
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.