MT-347962
8397 County Road 73
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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.
Steep ground — expect meaningful site work to build.
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 $428,155 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-697508 Landlocked · Off grid | 322.3 | Jul 27, 2026 | $388,600 | 1,206 | 1,290 | 2.1 mi | 90 |
| MT-468684 Gravel · Power at road | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 1,579 | 3.3 mi | 84 |
| MT-607790 Dirt · Power at road | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 1,217 | 7.4 mi | 84 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 1,366 | 5.8 mi | 77 |
| MT-858968 Landlocked · Full utilities | 928.1 | Feb 8, 2026 | $1,182,800 | 1,275 | 1,333 | 7.7 mi | 76 |
| MT-108624 Paved · Power at road | 723.4 | Apr 2, 2025 | $1,732,200 | 2,395 | 1,688 | 3.7 mi | 75 |
| MT-407678 Paved · Off grid | 364.5 | Nov 25, 2024 | $874,000 | 2,398 | 1,640 | 6.4 mi | 75 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 1,595 | 7.8 mi | 74 |
| MT-947252 Gravel · Power at road | 267.7 | Sep 30, 2025 | $495,300 | 1,850 | 1,121 | 3.4 mi | 73 |
| MT-127546 Paved · Power at road | 331.3 | Feb 17, 2025 | $1,061,200 | 3,203 | 1,794 | 7.0 mi | 72 |
Show adjustment detail for the top comp
- Tract size (322.29 ac → 447.79 ac)-9.3%
- 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.