MT-895828
8935 County Road 385
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Rosebud County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Rosebud market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 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 $123,636 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-175739 Landlocked · Power at road | 89.5 | Jan 5, 2026 | $116,900 | 1,307 | 1,941 | 8.3 mi | 84 |
| MT-825420 Landlocked · Off grid | 71.0 | Mar 12, 2025 | $76,000 | 1,071 | 1,832 | 0.6 mi | 79 |
| MT-146544 Gravel · Off grid | 160.3 | Jul 27, 2026 | $191,500 | 1,195 | 1,609 | 10.0 mi | 77 |
| MT-744993 Gravel · Full utilities | 52.1 | May 11, 2025 | $164,100 | 3,149 | 2,374 | 6.6 mi | 68 |
| MT-825632 Landlocked · Off grid | 82.8 | Dec 4, 2024 | $71,400 | 863 | 1,545 | 15.9 mi | 67 |
| MT-966308 Gravel · Power at road | 135.1 | Mar 9, 2024 | $211,700 | 1,567 | 1,886 | 12.7 mi | 67 |
| MT-447513 Gravel · Off grid | 323.5 | Jul 27, 2026 | $285,700 | 883 | 1,451 | 16.1 mi | 66 |
| MT-744196 Gravel · Off grid | 29.3 | Jun 18, 2026 | $73,500 | 2,512 | 2,341 | 15.8 mi | 66 |
| MT-216399 Paved · Power at road | 144.3 | Dec 31, 2023 | $327,500 | 2,269 | 2,373 | 7.4 mi | 65 |
| MT-384827 Gravel · Off grid | 46.2 | Sep 14, 2024 | $79,900 | 1,730 | 1,875 | 6.9 mi | 64 |
Show adjustment detail for the top comp
- Tract size (89.47 ac → 95.43 ac)-1.5%
- Access (Landlocked → Gravel)+47.1%
- Market time (7 mo)+2.6%
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.