MT-243807
5985 County Road 160
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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.
Inside the 100-year floodplain — insurance and elevation apply.
926 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 9 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 $28,702 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-783363 Dirt · Off grid | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 2,278 | 5.5 mi | 83 |
| MT-964345 Dirt · Off grid | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 2,933 | 5.1 mi | 81 |
| MT-864450 Landlocked · Off grid | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 2,563 | 12.6 mi | 71 |
| MT-523036 Paved · Power at road | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 3,830 | 3.6 mi | 68 |
| MT-412807 Landlocked · Off grid | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 2,769 | 4.2 mi | 66 |
| MT-613102 Gravel · Off grid | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 2,907 | 8.9 mi | 63 |
| MT-392718 Paved · Off grid | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 3,046 | 11.5 mi | 62 |
| MT-822750 Dirt · Power at road | 10.3 | May 27, 2024 | $36,300 | 3,535 | 3,559 | 16.4 mi | 59 |
| MT-742648 Gravel · Off grid | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 2,647 | 19.6 mi | 58 |
Show adjustment detail for the top comp
- Tract size (16 ac → 22.07 ac)-3.9%
- 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.