Powell County, MT · Sold

MT-889060

8134 County Road 66

$2,597,200

$2,618/ac · 992 ac

Offer report Market this tract

Acreage992 ac

Price per acre$2,618/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedDec 1, 2024

Coordinates46.9425, -112.8013

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County GIS boundary

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.

County market

Powell County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Powell market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands11.1% of tract

Little to no mapped wetland coverage.

Average slope0.9%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

3,809 ft of deeded road frontage.

Power124 ft away

Power at or near the road.

Buildable area837.81 of 992.02 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,026,539

$1,664,214 – $2,388,865 · $2,043/ac on 992 ac

Asking vs estimate

+28.2%

Priced above the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $2,597,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,158,023

$1,167/ac · +30.0% target margin

You need $1,439,177 off asking to hit this margin.

All-in cost$1,256,455

Net resale$1,864,416

Projected profit$607,961

ROI+48.4%

Annualized+69.2%

Break-even resale$1,377/ac

Profit if resale lands off target

-20%

$235,078

-10%

$421,520

$607,961

+10%

$794,403

+20%

$980,845

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-159098 Dirt · Off grid	1019.7	Jul 27, 2026	$1,564,800	1,535	1,825	6.5 mi	87
MT-998740 Gravel · Off grid	786.8	Jul 6, 2026	$1,957,600	2,488	2,354	4.8 mi	86
MT-499686 Gravel · Off grid	1561.2	Jul 27, 2026	$2,359,100	1,511	1,765	12.2 mi	74
MT-108762 Dirt · Full utilities	799.4	Jul 15, 2024	$2,560,800	3,203	2,671	17.7 mi	70
MT-459932 Dirt · Power at road	1865.8	Apr 28, 2025	$2,195,500	1,177	1,512	11.9 mi	67
MT-537706 Dirt · Power at road	372.0	Dec 5, 2024	$871,800	2,343	1,862	9.5 mi	63
MT-309908 Gravel · Off grid	1833.6	Sep 20, 2024	$3,319,400	1,810	2,397	12.9 mi	60
MT-587611 Paved · Off grid	347.3	Aug 29, 2024	$997,700	2,873	1,939	12.9 mi	54

Show adjustment detail for the top comp

Tract size (1019.71 ac → 992.02 ac)+0.9%
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.

Build the listing kit Post a deal or JV