MT-388857
3165 County Road 26
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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?
3 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.
4,754 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 6 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 $687,046 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-639385 Paved · Off grid | 1255.4 | Jul 27, 2026 | $1,675,900 | 1,335 | 1,292 | 4.8 mi | 84 |
| MT-329174 Dirt · Off grid | 1077.4 | Jul 27, 2026 | $983,200 | 913 | 1,155 | 9.8 mi | 81 |
| MT-229440 Dirt · Power at road | 1306.4 | Jul 27, 2026 | $1,129,700 | 865 | 988 | 8.3 mi | 81 |
| MT-408045 Gravel · Power at road | 475.5 | Jul 27, 2026 | $613,200 | 1,289 | 929 | 8.7 mi | 76 |
| MT-177931 Landlocked · Off grid | 437.9 | Dec 23, 2025 | $276,400 | 631 | 786 | 4.7 mi | 70 |
| MT-628169 Dirt · Off grid | 520.2 | May 12, 2025 | $514,100 | 988 | 1,051 | 8.9 mi | 69 |
Show adjustment detail for the top comp
- Tract size (1255.36 ac → 856.35 ac)+12.6%
- Access (Paved → Dirt)-27.1%
- Utilities (Off grid → Power at road)+17.6%
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.