MT-685664
9262 County Road 44
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Ravalli County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Ravalli 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.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $181,784 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-615207 Dirt · Full utilities | 60.9 | Jul 27, 2026 | $336,000 | 5,521 | 5,971 | 5.5 mi | 82 |
| MT-126423 Landlocked · Full utilities | 146.8 | Jul 14, 2026 | $272,400 | 1,855 | 3,144 | 10.0 mi | 75 |
| MT-666527 Landlocked · Power at road | 158.3 | Jul 27, 2026 | $245,100 | 1,548 | 3,261 | 8.3 mi | 74 |
| MT-875707 Landlocked · Full utilities | 87.4 | Oct 2, 2024 | $379,900 | 4,346 | 6,944 | 10.1 mi | 73 |
| MT-284699 Gravel · Power at road | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 3,506 | 7.1 mi | 73 |
| MT-996830 Dirt · Power at road | 197.2 | Jul 27, 2026 | $392,600 | 1,991 | 3,522 | 6.6 mi | 72 |
| MT-785183 Gravel · Full utilities | 59.8 | Feb 19, 2024 | $335,200 | 5,604 | 5,723 | 6.6 mi | 70 |
| MT-147319 Gravel · Full utilities | 281.1 | Feb 20, 2026 | $748,700 | 2,664 | 3,740 | 4.0 mi | 70 |
| MT-666729 Dirt · Full utilities | 183.3 | Jul 20, 2025 | $576,100 | 3,143 | 4,657 | 8.7 mi | 65 |
| MT-554378 Gravel · Full utilities | 33.4 | Oct 28, 2024 | $195,900 | 5,870 | 5,221 | 5.9 mi | 64 |
Show adjustment detail for the top comp
- Tract size (60.86 ac → 84.74 ac)-7.2%
- Access (Dirt → Gravel)+16.3%
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.