MT-911600
6789 County Road 5
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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?
4 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.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $8,370 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-742648 Gravel · Off grid | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 2,914 | 2.6 mi | 68 |
| MT-580498 Dirt · Power at road | 2.0 | May 24, 2026 | $6,200 | 3,096 | 2,945 | 14.9 mi | 66 |
| MT-590792 Gravel · Power at road | 2.5 | Jul 22, 2025 | $10,100 | 4,082 | 3,472 | 10.5 mi | 65 |
| MT-720724 Dirt · Power at road | 2.4 | Oct 25, 2024 | $5,000 | 2,111 | 2,148 | 11.6 mi | 65 |
| MT-822750 Dirt · Power at road | 10.3 | May 27, 2024 | $36,300 | 3,535 | 3,918 | 1.8 mi | 62 |
| MT-412807 Landlocked · Off grid | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 3,048 | 14.0 mi | 62 |
| MT-170275 Dirt · Full utilities | 1.7 | Mar 4, 2025 | $7,800 | 4,533 | 3,703 | 9.1 mi | 61 |
| MT-392718 Paved · Off grid | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 3,354 | 13.4 mi | 61 |
| MT-613102 Gravel · Off grid | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 3,200 | 13.2 mi | 54 |
| MT-523036 Paved · Power at road | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 4,216 | 18.0 mi | 53 |
Show adjustment detail for the top comp
- Tract size (9.53 ac → 4.46 ac)+4.5%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (11 mo)+3.8%
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.