MT-858968
8689 County Road 64
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Hill County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Hill market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
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 $663,582 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 1,333 | 2.8 mi | 85 |
| MT-468684 Gravel · Power at road | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 1,542 | 11.0 mi | 83 |
| MT-898912 Paved · Power at road | 891.2 | Sep 11, 2024 | $1,941,200 | 2,178 | 1,635 | 1.2 mi | 81 |
| MT-697508 Landlocked · Off grid | 322.3 | Jul 27, 2026 | $388,600 | 1,206 | 1,259 | 8.0 mi | 76 |
| MT-108624 Paved · Power at road | 723.4 | Apr 2, 2025 | $1,732,200 | 2,395 | 1,649 | 6.2 mi | 75 |
| MT-859280 Gravel · Off grid | 1163.4 | May 10, 2026 | $1,161,000 | 998 | 1,057 | 12.8 mi | 75 |
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 1,609 | 7.7 mi | 72 |
| MT-889535 Landlocked · Off grid | 1399.5 | Dec 18, 2024 | $1,471,700 | 1,052 | 1,835 | 4.1 mi | 71 |
| MT-607790 Dirt · Power at road | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 1,188 | 12.2 mi | 68 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 1,558 | 14.9 mi | 68 |
Show adjustment detail for the top comp
- Tract size (836.13 ac → 928.06 ac)-3.2%
- Access (Paved → Landlocked)-42.4%
- Utilities (Power at road → Full utilities)+22.0%
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.