MT-213826
8717 County Road 191
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
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 8 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 $76,738 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-803226 Dirt · Full utilities | 14.5 | Jun 28, 2026 | $56,600 | 3,906 | 4,335 | 6.3 mi | 78 |
| MT-733649 Dirt · Power at road | 19.7 | Jan 1, 2026 | $81,700 | 4,147 | 5,936 | 6.9 mi | 77 |
| MT-144676 Gravel · Off grid | 41.4 | Jul 16, 2025 | $135,800 | 3,279 | 5,434 | 4.0 mi | 75 |
| MT-812808 Gravel · Power at road | 10.7 | Oct 8, 2025 | $58,500 | 5,467 | 6,373 | 3.8 mi | 75 |
| MT-952621 Gravel · Power at road | 9.3 | Jan 12, 2026 | $57,500 | 6,149 | 7,015 | 5.6 mi | 74 |
| MT-995421 Dirt · Full utilities | 71.1 | Jul 27, 2026 | $203,500 | 2,863 | 4,118 | 8.6 mi | 69 |
| MT-394495 Dirt · Power at road | 36.3 | Sep 21, 2024 | $183,100 | 5,041 | 8,328 | 4.6 mi | 66 |
| MT-335264 Dirt · Full utilities | 63.4 | Aug 26, 2024 | $207,700 | 3,275 | 4,961 | 3.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (14.49 ac → 22.38 ac)-5.1%
- Access (Dirt → Gravel)+16.3%
- 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.