MT-964345
8263 County Road 390
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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.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
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 $43,466 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-243807 Dirt · Power at road | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 2,281 | 5.1 mi | 86 |
| MT-864450 Landlocked · Off grid | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 2,054 | 8.6 mi | 81 |
| MT-783363 Dirt · Off grid | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 1,826 | 1.6 mi | 81 |
| MT-613102 Gravel · Off grid | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 2,330 | 3.8 mi | 63 |
| MT-392718 Paved · Off grid | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 2,441 | 6.4 mi | 63 |
| MT-412807 Landlocked · Off grid | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 2,219 | 5.8 mi | 63 |
| MT-745909 Dirt · Off grid | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 2,229 | 13.4 mi | 61 |
| MT-865620 Gravel · Off grid | 82.1 | Nov 9, 2024 | $149,900 | 1,826 | 2,032 | 9.5 mi | 60 |
| MT-523036 Paved · Power at road | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 3,069 | 8.2 mi | 59 |
| MT-742648 Gravel · Off grid | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 2,122 | 16.2 mi | 58 |
Show adjustment detail for the top comp
- Tract size (22.07 ac → 32.59 ac)-5.7%
- Utilities (Power at road → Off grid)-15.0%
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.