MT-711054
8220 County Road 293
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
436 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 7 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 $8,720 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-740657 Paved · Full utilities | 2.3 | Mar 24, 2026 | $14,000 | 6,218 | 3,186 | 7.3 mi | 76 |
| MT-572628 Gravel · Off grid | 9.4 | Jul 27, 2026 | $36,200 | 3,848 | 3,510 | 5.1 mi | 71 |
| MT-710404 Gravel · Off grid | 1.9 | Mar 16, 2024 | $9,400 | 5,002 | 4,686 | 5.0 mi | 66 |
| MT-662462 Gravel · Off grid | 8.3 | Apr 1, 2025 | $31,500 | 3,780 | 3,607 | 1.6 mi | 66 |
| MT-523397 Gravel · Power at road | 16.4 | Jan 14, 2026 | $56,500 | 3,446 | 2,878 | 6.9 mi | 59 |
| MT-243331 Paved · Off grid | 15.6 | Sep 17, 2024 | $57,700 | 3,690 | 3,222 | 6.0 mi | 55 |
| MT-862930 Paved · Power at road | 11.7 | Oct 12, 2023 | $65,400 | 5,591 | 4,179 | 4.6 mi | 54 |
Show adjustment detail for the top comp
- Tract size (2.25 ac → 3 ac)-0.7%
- Access (Paved → Dirt)-27.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (5 mo)+1.7%
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.