MT-897225
9830 County Road 97
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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.
Inside the 100-year floodplain — insurance and elevation apply.
1,607 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $108,230 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-937659 Gravel · Power at road | 359.5 | Jul 27, 2026 | $968,400 | 2,694 | 2,967 | 13.5 mi | 76 |
| MT-716034 Landlocked · Off grid | 110.8 | May 2, 2026 | $263,200 | 2,375 | 3,301 | 6.2 mi | 72 |
| MT-818310 Gravel · Off grid | 576.2 | May 28, 2026 | $972,700 | 1,688 | 2,538 | 17.0 mi | 72 |
| MT-276626 Gravel · Power at road | 170.1 | Jul 27, 2026 | $486,200 | 2,858 | 2,544 | 19.1 mi | 71 |
| MT-448152 Gravel · Power at road | 513.9 | May 31, 2026 | $1,262,500 | 2,457 | 3,031 | 11.3 mi | 70 |
| MT-768787 Gravel · Power at road | 814.0 | Mar 8, 2026 | $2,067,600 | 2,540 | 3,642 | 6.4 mi | 66 |
| MT-176449 Gravel · Power at road | 149.7 | May 28, 2025 | $415,800 | 2,778 | 2,506 | 7.9 mi | 66 |
| MT-487990 Gravel · Power at road | 457.0 | Apr 5, 2024 | $1,175,600 | 2,573 | 3,339 | 3.7 mi | 65 |
| MT-498205 Gravel · Power at road | 534.0 | Nov 27, 2025 | $1,509,700 | 2,827 | 3,604 | 17.4 mi | 62 |
| MT-318500 Dirt · Off grid | 661.2 | Apr 26, 2025 | $1,008,100 | 1,525 | 2,906 | 13.4 mi | 60 |
Show adjustment detail for the top comp
- Tract size (359.54 ac → 262.55 ac)+9.6%
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Off grid)-15.0%
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.