MT-870775
8226 County Road 126
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Sanders County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Sanders market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
232 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 5 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 $11,664 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-551228 Gravel · Off grid | 3.4 | Jul 27, 2026 | $17,900 | 5,245 | 7,615 | 6.0 mi | 82 |
| MT-401652 Gravel · Power at road | 4.6 | May 18, 2025 | $23,900 | 5,164 | 6,769 | 9.2 mi | 71 |
| MT-191744 Paved · Power at road | 5.0 | May 24, 2026 | $19,500 | 3,932 | 4,203 | 11.3 mi | 70 |
| MT-640865 Landlocked · Off grid | 2.6 | Jun 26, 2024 | $5,400 | 2,076 | 4,783 | 9.5 mi | 70 |
| MT-822002 Dirt · Power at road | 6.0 | Oct 27, 2024 | $26,400 | 4,422 | 6,974 | 9.6 mi | 58 |
Show adjustment detail for the top comp
- Tract size (3.41 ac → 2.45 ac)+0.9%
- Utilities (Off grid → Full utilities)+43.5%
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.