MT-856067
1180 County Road 85
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Roosevelt County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Roosevelt 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.
2,165 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 $117,051 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-915766 Paved · Off grid | 91.2 | Jun 22, 2026 | $371,100 | 4,068 | 2,827 | 9.3 mi | 85 |
| MT-556459 Dirt · Off grid | 150.7 | Jun 20, 2026 | $396,700 | 2,632 | 2,852 | 4.5 mi | 85 |
| MT-995421 Dirt · Full utilities | 71.1 | Jul 27, 2026 | $203,500 | 2,863 | 1,787 | 3.9 mi | 81 |
| MT-676173 Paved · Power at road | 122.5 | Apr 15, 2025 | $568,300 | 4,638 | 3,094 | 6.6 mi | 79 |
| MT-776309 Gravel · Power at road | 135.2 | Aug 29, 2025 | $552,600 | 4,087 | 3,252 | 2.9 mi | 77 |
| MT-795715 Paved · Off grid | 87.9 | Jan 21, 2025 | $329,300 | 3,745 | 2,732 | 4.9 mi | 73 |
| MT-127568 Paved · Power at road | 336.6 | Jul 27, 2026 | $1,127,800 | 3,350 | 2,809 | 2.2 mi | 72 |
| MT-144676 Gravel · Off grid | 41.4 | Jul 16, 2025 | $135,800 | 3,279 | 2,358 | 8.6 mi | 67 |
| MT-335264 Dirt · Full utilities | 63.4 | Aug 26, 2024 | $207,700 | 3,275 | 2,153 | 7.7 mi | 65 |
| MT-394495 Dirt · Power at road | 36.3 | Sep 21, 2024 | $183,100 | 5,041 | 3,615 | 7.7 mi | 59 |
Show adjustment detail for the top comp
- Tract size (91.24 ac → 113.47 ac)-5.2%
- Access (Paved → Dirt)-27.1%
- Market time (2 mo)+0.6%
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.