MT-681595
9650 County Road 366
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Powell County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Powell 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.
387 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 5 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 $8,281 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-131770 Gravel · Power at road | 5.0 | Jul 27, 2026 | $46,700 | 9,241 | 9,770 | 9.9 mi | 85 |
| MT-791478 Paved · Power at road | 4.1 | May 2, 2026 | $30,300 | 7,428 | 6,662 | 8.8 mi | 80 |
| MT-252607 Dirt · Power at road | 9.3 | Mar 13, 2026 | $51,100 | 5,524 | 7,152 | 8.0 mi | 72 |
| MT-961820 Landlocked · Off grid | 5.2 | May 3, 2025 | $13,800 | 2,631 | 5,070 | 8.9 mi | 72 |
| MT-522937 Paved · Full utilities | 11.8 | Dec 19, 2025 | $135,100 | 11,501 | 9,159 | 7.1 mi | 67 |
Show adjustment detail for the top comp
- Tract size (5.05 ac → 4.45 ac)+0.6%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Full utilities)+22.0%
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.