MT-313262
8689 County Road 1
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.
Yellowstone County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Yellowstone market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
629 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 8 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 $34,208 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-154443 Gravel · Full utilities | 35.0 | Jul 27, 2026 | $212,300 | 6,068 | 5,613 | 14.9 mi | 74 |
| MT-853910 Landlocked · Power at road | 23.8 | Dec 13, 2025 | $51,400 | 2,163 | 3,466 | 8.7 mi | 72 |
| MT-473392 Dirt · Power at road | 16.3 | Dec 15, 2024 | $65,200 | 3,992 | 5,019 | 14.2 mi | 70 |
| MT-452167 Gravel · Full utilities | 6.7 | May 24, 2026 | $51,300 | 7,623 | 5,917 | 13.0 mi | 70 |
| MT-994403 Gravel · Off grid | 34.0 | Mar 1, 2026 | $110,400 | 3,247 | 4,361 | 12.1 mi | 68 |
| MT-473849 Dirt · Off grid | 22.8 | Feb 2, 2025 | $87,900 | 3,863 | 5,923 | 8.7 mi | 66 |
| MT-464213 Dirt · Full utilities | 29.6 | Jan 4, 2026 | $106,600 | 3,601 | 3,855 | 14.0 mi | 65 |
| MT-494286 Dirt · Off grid | 31.2 | Mar 11, 2025 | $104,900 | 3,359 | 5,381 | 8.1 mi | 62 |
Show adjustment detail for the top comp
- Tract size (34.99 ac → 14.87 ac)+12.6%
- Utilities (Full utilities → Power at road)-18.0%
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.