MT-862930
8323 County Road 85
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
620 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 6 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 $39,964 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-572628 Gravel · Off grid | 9.4 | Jul 27, 2026 | $36,200 | 3,848 | 5,258 | 9.6 mi | 79 |
| MT-994075 Dirt · Power at road | 26.8 | Mar 14, 2026 | $112,400 | 4,194 | 6,467 | 6.3 mi | 75 |
| MT-523397 Gravel · Power at road | 16.4 | Jan 14, 2026 | $56,500 | 3,446 | 4,311 | 11.5 mi | 74 |
| MT-243331 Paved · Off grid | 15.6 | Sep 17, 2024 | $57,700 | 3,690 | 4,827 | 2.3 mi | 73 |
| MT-662462 Gravel · Off grid | 8.3 | Apr 1, 2025 | $31,500 | 3,780 | 5,403 | 2.9 mi | 72 |
| MT-923838 Paved · Power at road | 22.6 | Oct 22, 2024 | $106,500 | 4,720 | 5,471 | 5.8 mi | 68 |
Show adjustment detail for the top comp
- Tract size (9.4 ac → 11.69 ac)-1.8%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Power at road)+17.6%
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.