MT-293505
9834 County Road 322
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Powder River County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Powder River market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 $22,633 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-323915 Landlocked · Off grid | 23.9 | Sep 9, 2025 | $45,500 | 1,905 | 2,954 | 6.1 mi | 76 |
| MT-383139 Dirt · Full utilities | 13.6 | Jun 7, 2025 | $67,500 | 4,962 | 4,001 | 4.8 mi | 74 |
| MT-354131 Dirt · Off grid | 27.9 | Apr 21, 2026 | $61,100 | 2,190 | 2,680 | 13.9 mi | 71 |
| MT-692131 Dirt · Power at road | 6.5 | Jul 27, 2026 | $21,800 | 3,331 | 2,957 | 9.3 mi | 69 |
| MT-142108 Dirt · Full utilities | 6.5 | Feb 19, 2025 | $33,200 | 5,143 | 3,963 | 3.6 mi | 68 |
| MT-682693 Paved · Power at road | 9.8 | May 23, 2025 | $39,900 | 4,049 | 2,825 | 10.9 mi | 68 |
Show adjustment detail for the top comp
- Tract size (23.87 ac → 17.74 ac)+3.9%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (11 mo)+3.9%
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.