MT-822750
7931 County Road 386
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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?
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.
455 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 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 $18,927 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-742648 Gravel · Off grid | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 2,875 | 3.2 mi | 83 |
| MT-783363 Dirt · Off grid | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 2,473 | 14.5 mi | 75 |
| MT-392718 Paved · Off grid | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 3,308 | 11.7 mi | 74 |
| MT-243807 Dirt · Power at road | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 3,090 | 16.4 mi | 72 |
| MT-412807 Landlocked · Off grid | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 3,007 | 13.1 mi | 72 |
| MT-864450 Landlocked · Off grid | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 2,783 | 5.2 mi | 70 |
| MT-523036 Paved · Power at road | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 4,159 | 17.1 mi | 67 |
| MT-613102 Gravel · Off grid | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 3,156 | 11.5 mi | 66 |
| MT-911600 Landlocked · Full utilities | 4.5 | Mar 12, 2025 | $14,000 | 3,145 | 3,288 | 1.8 mi | 65 |
| MT-964345 Dirt · Off grid | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 3,185 | 13.2 mi | 63 |
Show adjustment detail for the top comp
- Tract size (9.53 ac → 10.26 ac)-0.6%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (11 mo)+3.8%
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.