MT-363115
8708 County Road 226
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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
944 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 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 $68,475 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-722815 Paved · Off grid | 10.8 | Oct 22, 2025 | $56,900 | 5,285 | 6,304 | 8.7 mi | 80 |
| MT-403088 Dirt · Full utilities | 13.1 | Jul 13, 2025 | $75,200 | 5,733 | 6,730 | 4.4 mi | 78 |
| MT-872333 Dirt · Full utilities | 7.6 | Jul 27, 2026 | $29,800 | 3,923 | 4,224 | 4.5 mi | 77 |
| MT-362972 Paved · Power at road | 12.1 | Jul 17, 2024 | $90,500 | 7,513 | 8,089 | 9.6 mi | 74 |
| MT-843604 Dirt · Off grid | 19.1 | Jun 18, 2025 | $54,200 | 2,847 | 5,013 | 2.3 mi | 73 |
| MT-652002 Landlocked · Full utilities | 6.0 | Mar 31, 2025 | $33,400 | 5,600 | 7,936 | 3.9 mi | 69 |
| MT-542812 Landlocked · Full utilities | 10.7 | Jul 13, 2024 | $56,800 | 5,285 | 8,015 | 6.6 mi | 68 |
| MT-563616 Gravel · Off grid | 19.2 | Mar 17, 2024 | $51,300 | 2,670 | 4,251 | 9.0 mi | 64 |
| MT-444079 Landlocked · Off grid | 26.9 | Oct 13, 2024 | $42,500 | 1,581 | 3,793 | 4.7 mi | 63 |
| MT-894535 Landlocked · Off grid | 37.4 | Nov 17, 2024 | $125,800 | 3,363 | 8,485 | 6.7 mi | 63 |
Show adjustment detail for the top comp
- Tract size (10.76 ac → 13.37 ac)-2.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (10 mo)+3.4%
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.