MT-639385
8729 County Road 90
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
7,786 ft of deeded road frontage.
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 6 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 $812,325 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-329174 Dirt · Off grid | 1077.4 | Jul 27, 2026 | $983,200 | 913 | 1,196 | 7.4 mi | 84 |
| MT-229440 Dirt · Power at road | 1306.4 | Jul 27, 2026 | $1,129,700 | 865 | 1,023 | 9.1 mi | 83 |
| MT-388857 Dirt · Power at road | 856.4 | Mar 12, 2026 | $1,270,100 | 1,483 | 1,563 | 4.8 mi | 81 |
| MT-408045 Gravel · Power at road | 475.5 | Jul 27, 2026 | $613,200 | 1,289 | 962 | 6.8 mi | 70 |
| MT-628169 Dirt · Off grid | 520.2 | May 12, 2025 | $514,100 | 988 | 1,088 | 5.5 mi | 65 |
| MT-177931 Landlocked · Off grid | 437.9 | Dec 23, 2025 | $276,400 | 631 | 814 | 9.0 mi | 65 |
Show adjustment detail for the top comp
- Tract size (1077.42 ac → 1255.36 ac)-4.7%
- Access (Dirt → Paved)+37.2%
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.