MT-199957
8009 County Road 172
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.
Ravalli County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Ravalli market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
6,238 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 7 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 $2,430,973 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-259847 Dirt · Off grid | 1754.4 | May 21, 2026 | $1,437,200 | 819 | 1,302 | 4.4 mi | 83 |
| MT-996830 Dirt · Power at road | 197.2 | Jul 27, 2026 | $392,600 | 1,991 | 1,381 | 5.5 mi | 64 |
| MT-666527 Landlocked · Power at road | 158.3 | Jul 27, 2026 | $245,100 | 1,548 | 1,278 | 6.1 mi | 63 |
| MT-147319 Gravel · Full utilities | 281.1 | Feb 20, 2026 | $748,700 | 2,664 | 1,466 | 1.8 mi | 62 |
| MT-868859 Landlocked · Power at road | 857.6 | Sep 12, 2024 | $956,700 | 1,116 | 1,632 | 7.1 mi | 62 |
| MT-387489 Gravel · Power at road | 317.9 | Mar 30, 2025 | $747,600 | 2,352 | 1,697 | 4.4 mi | 62 |
| MT-666729 Dirt · Full utilities | 183.3 | Jul 20, 2025 | $576,100 | 3,143 | 1,826 | 6.8 mi | 57 |
Show adjustment detail for the top comp
- Tract size (1754.37 ac → 1899.89 ac)-2.5%
- Access (Dirt → Paved)+37.2%
- Utilities (Off grid → Power at road)+17.6%
- Market time (3 mo)+1.0%
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.