MT-177931
7928 County Road 106
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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.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $63,105 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-408045 Gravel · Power at road | 475.5 | Jul 27, 2026 | $613,200 | 1,289 | 766 | 9.8 mi | 82 |
| MT-628169 Dirt · Off grid | 520.2 | May 12, 2025 | $514,100 | 988 | 867 | 11.4 mi | 72 |
| MT-388857 Dirt · Power at road | 856.4 | Mar 12, 2026 | $1,270,100 | 1,483 | 1,245 | 4.7 mi | 72 |
| MT-329174 Dirt · Off grid | 1077.4 | Jul 27, 2026 | $983,200 | 913 | 953 | 11.2 mi | 70 |
| MT-386236 Paved · Full utilities | 128.3 | Jul 27, 2026 | $418,700 | 3,265 | 929 | 10.6 mi | 70 |
| MT-639385 Paved · Off grid | 1255.4 | Jul 27, 2026 | $1,675,900 | 1,335 | 1,065 | 9.0 mi | 70 |
| MT-229440 Dirt · Power at road | 1306.4 | Jul 27, 2026 | $1,129,700 | 865 | 815 | 7.0 mi | 69 |
Show adjustment detail for the top comp
- Tract size (475.54 ac → 437.85 ac)+2.5%
- Access (Gravel → Landlocked)-32.0%
- 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.