MT-346512
8649 County Road 38
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Missoula County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Missoula market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 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 $284,439 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-926306 Gravel · Full utilities | 134.9 | Jul 27, 2026 | $619,600 | 4,592 | 3,082 | 2.6 mi | 93 |
| MT-796658 Gravel · Full utilities | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 2,683 | 6.6 mi | 86 |
| MT-827319 Dirt · Power at road | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 3,552 | 2.4 mi | 78 |
| MT-155262 Gravel · Full utilities | 63.3 | Feb 1, 2026 | $338,500 | 5,344 | 3,050 | 3.3 mi | 77 |
| MT-845342 Dirt · Off grid | 67.1 | Jun 12, 2026 | $148,600 | 2,215 | 2,105 | 11.0 mi | 70 |
| MT-997125 Landlocked · Full utilities | 244.2 | Nov 8, 2024 | $413,300 | 1,692 | 2,107 | 3.1 mi | 68 |
| MT-884784 Gravel · Power at road | 44.8 | Mar 12, 2024 | $152,600 | 3,407 | 2,382 | 7.2 mi | 57 |
Show adjustment detail for the top comp
- Tract size (134.92 ac → 156.63 ac)-3.9%
- Utilities (Full utilities → Off grid)-30.3%
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.