MT-607790
2838 County Road 254
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,620 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 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 $200,091 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 | 1,702 | 9.4 mi | 78 |
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 2,174 | 7.4 mi | 75 |
| MT-468684 Gravel · Power at road | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 2,084 | 7.2 mi | 74 |
| MT-407678 Paved · Off grid | 364.5 | Nov 25, 2024 | $874,000 | 2,398 | 2,163 | 3.4 mi | 74 |
| MT-907330 Gravel · Off grid | 283.3 | Jun 2, 2025 | $563,000 | 1,987 | 1,926 | 1.1 mi | 74 |
| MT-127546 Paved · Power at road | 331.3 | Feb 17, 2025 | $1,061,200 | 3,203 | 2,367 | 6.4 mi | 73 |
| MT-498355 Paved · Off grid | 595.3 | Dec 16, 2025 | $933,400 | 1,568 | 1,572 | 4.1 mi | 73 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 1,803 | 9.4 mi | 72 |
| MT-947252 Gravel · Power at road | 267.7 | Sep 30, 2025 | $495,300 | 1,850 | 1,479 | 8.0 mi | 71 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 2,105 | 5.3 mi | 68 |
Show adjustment detail for the top comp
- Tract size (322.29 ac → 395.33 ac)-5.9%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Off grid → Power at road)+17.6%
- Market time (2 mo)+0.8%
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.