MT-766163
8545 County Road 323
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Valley County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Valley market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 9 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 $238,502 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-386236 Paved · Full utilities | 128.3 | Jul 27, 2026 | $418,700 | 3,265 | 2,304 | 10.2 mi | 82 |
| MT-408045 Gravel · Power at road | 475.5 | Jul 27, 2026 | $613,200 | 1,289 | 1,900 | 5.1 mi | 73 |
| MT-745909 Dirt · Off grid | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 2,298 | 15.7 mi | 68 |
| MT-865620 Gravel · Off grid | 82.1 | Nov 9, 2024 | $149,900 | 1,826 | 2,095 | 11.3 mi | 67 |
| MT-243807 Dirt · Power at road | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 2,351 | 13.8 mi | 62 |
| MT-864450 Landlocked · Off grid | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 2,117 | 12.1 mi | 62 |
| MT-177931 Landlocked · Off grid | 437.9 | Dec 23, 2025 | $276,400 | 631 | 1,609 | 11.2 mi | 60 |
| MT-964345 Dirt · Off grid | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 2,423 | 14.2 mi | 58 |
| MT-628169 Dirt · Off grid | 520.2 | May 12, 2025 | $514,100 | 988 | 2,150 | 7.9 mi | 56 |
Show adjustment detail for the top comp
- Tract size (128.25 ac → 121.64 ac)+1.4%
- Access (Paved → Gravel)-15.3%
- Utilities (Full utilities → Power at road)-18.0%
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.