MT-745909
3079 County Road 236
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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.
Inside the 100-year floodplain — insurance and elevation apply.
892 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $102,877 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 | 1,764 | 8.6 mi | 79 |
| MT-865620 Gravel · Off grid | 82.1 | Nov 9, 2024 | $149,900 | 1,826 | 1,604 | 5.1 mi | 73 |
| MT-864450 Landlocked · Off grid | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 1,621 | 5.2 mi | 70 |
| MT-766163 Gravel · Power at road | 121.6 | Sep 27, 2025 | $322,600 | 2,652 | 2,106 | 15.7 mi | 70 |
| MT-964345 Dirt · Off grid | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 1,855 | 13.4 mi | 65 |
Show adjustment detail for the top comp
- Tract size (128.25 ac → 101.2 ac)+6.2%
- Access (Paved → Dirt)-27.1%
- Utilities (Full utilities → Off grid)-30.3%
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.