MT-273981
5796 County Road 85
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $22,611 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-264012 Gravel · Off grid | 25.6 | Jul 27, 2026 | $107,200 | 4,187 | 4,210 | 5.5 mi | 91 |
| MT-614011 Gravel · Power at road | 25.6 | Jul 27, 2026 | $74,400 | 2,906 | 2,483 | 3.8 mi | 89 |
| MT-453189 Dirt · Off grid | 14.1 | Jul 18, 2026 | $53,700 | 3,804 | 4,134 | 4.6 mi | 78 |
| MT-474132 Paved · Full utilities | 27.9 | Dec 7, 2025 | $140,900 | 5,043 | 3,114 | 9.5 mi | 76 |
| MT-813422 Dirt · Power at road | 16.7 | Oct 8, 2025 | $65,200 | 3,903 | 3,791 | 4.3 mi | 73 |
| MT-155262 Gravel · Full utilities | 63.3 | Feb 1, 2026 | $338,500 | 5,344 | 4,508 | 4.3 mi | 71 |
| MT-663716 Paved · Power at road | 20.7 | Sep 29, 2024 | $165,500 | 8,010 | 6,062 | 9.9 mi | 68 |
| MT-845342 Dirt · Off grid | 67.1 | Jun 12, 2026 | $148,600 | 2,215 | 3,111 | 12.9 mi | 67 |
| MT-884784 Gravel · Power at road | 44.8 | Mar 12, 2024 | $152,600 | 3,407 | 3,521 | 8.4 mi | 63 |
Show adjustment detail for the top comp
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.