MT-580498
9288 County Road 105
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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.
355 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 8 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 $1,871 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-170275 Dirt · Full utilities | 1.7 | Mar 4, 2025 | $7,800 | 4,533 | 3,930 | 5.9 mi | 75 |
| MT-720724 Dirt · Power at road | 2.4 | Oct 25, 2024 | $5,000 | 2,111 | 2,279 | 7.6 mi | 75 |
| MT-590792 Gravel · Power at road | 2.5 | Jul 22, 2025 | $10,100 | 4,082 | 3,685 | 10.4 mi | 73 |
| MT-911600 Landlocked · Full utilities | 4.5 | Mar 12, 2025 | $14,000 | 3,145 | 3,539 | 14.9 mi | 58 |
| MT-822750 Dirt · Power at road | 10.3 | May 27, 2024 | $36,300 | 3,535 | 4,159 | 13.4 mi | 58 |
| MT-742648 Gravel · Off grid | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 3,093 | 16.4 mi | 58 |
| MT-392718 Paved · Off grid | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 3,560 | 6.4 mi | 58 |
| MT-412807 Landlocked · Off grid | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 3,236 | 6.0 mi | 56 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Power at road)-18.0%
- Market time (17 mo)+6.1%
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.