MT-875707
8110 County Road 91
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 $230,949 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-126423 Landlocked · Full utilities | 146.8 | Jul 14, 2026 | $272,400 | 1,855 | 2,122 | 4.2 mi | 82 |
| MT-666527 Landlocked · Power at road | 158.3 | Jul 27, 2026 | $245,100 | 1,548 | 2,201 | 8.1 mi | 77 |
| MT-615207 Dirt · Full utilities | 60.9 | Jul 27, 2026 | $336,000 | 5,521 | 4,031 | 15.3 mi | 76 |
| MT-996830 Dirt · Power at road | 197.2 | Jul 27, 2026 | $392,600 | 1,991 | 2,377 | 4.5 mi | 73 |
| MT-685664 Gravel · Full utilities | 84.7 | Sep 17, 2024 | $331,800 | 3,916 | 2,855 | 10.1 mi | 73 |
| MT-785183 Gravel · Full utilities | 59.8 | Feb 19, 2024 | $335,200 | 5,604 | 3,863 | 9.6 mi | 70 |
| MT-666729 Dirt · Full utilities | 183.3 | Jul 20, 2025 | $576,100 | 3,143 | 3,144 | 10.2 mi | 69 |
| MT-284699 Gravel · Power at road | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 2,366 | 3.3 mi | 68 |
| MT-147319 Gravel · Full utilities | 281.1 | Feb 20, 2026 | $748,700 | 2,664 | 2,524 | 8.0 mi | 65 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 4,337 | 4.0 mi | 65 |
Show adjustment detail for the top comp
- Tract size (146.85 ac → 87.42 ac)+14.0%
- Market time (1 mo)+0.4%
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.