MT-625697
8264 County Road 85
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
992 ft of deeded road frontage.
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 10 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 $188,119 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-585919 Landlocked · Power at road | 101.9 | Jul 27, 2026 | $298,700 | 2,931 | 3,283 | 4.7 mi | 83 |
| MT-655906 Gravel · Power at road | 101.0 | Sep 18, 2025 | $394,900 | 3,910 | 3,078 | 5.4 mi | 80 |
| MT-404865 Dirt · Power at road | 47.5 | Jul 20, 2026 | $177,000 | 3,726 | 2,786 | 3.2 mi | 79 |
| MT-225195 Landlocked · Off grid | 60.3 | Jan 5, 2026 | $136,300 | 2,260 | 2,700 | 2.2 mi | 78 |
| MT-345464 Gravel · Power at road | 73.3 | Jan 16, 2026 | $273,700 | 3,734 | 2,688 | 4.8 mi | 78 |
| MT-554728 Gravel · Full utilities | 43.0 | Jul 27, 2026 | $312,700 | 7,272 | 3,757 | 4.4 mi | 75 |
| MT-375772 Landlocked · Full utilities | 91.6 | Aug 31, 2024 | $343,600 | 3,750 | 3,623 | 6.7 mi | 73 |
| MT-436974 Landlocked · Power at road | 218.9 | May 1, 2026 | $691,300 | 3,158 | 4,378 | 6.6 mi | 68 |
| MT-224608 Dirt · Power at road | 39.4 | Sep 29, 2025 | $150,800 | 3,824 | 2,854 | 7.2 mi | 68 |
| MT-166564 Gravel · Off grid | 162.7 | Oct 11, 2024 | $578,800 | 3,559 | 3,871 | 5.5 mi | 66 |
Show adjustment detail for the top comp
- Tract size (101.93 ac → 86.79 ac)+4.0%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Power at road → Off grid)-15.0%
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.