Hill County, MT · Sold

MT-898912

1390 County Road 37

$2,024,200

$2,271/ac · 891 ac

Offer report Market this tract

Acreage891 ac

Price per acre$2,271/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographyMixed

ListedJan 21, 2024

Coordinates48.7331, -110.2166

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County GIS boundary

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.

County market

Hill County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Hill market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands12.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

4,637 ft of deeded road frontage.

Power41 ft away

Power at or near the road.

Buildable area745.01 of 891.16 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,756,745

$1,506,662 – $2,006,829 · $1,971/ac on 891 ac

Asking vs estimate

+15.2%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $2,024,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,003,854

$1,126/ac · +30.0% target margin

You need $1,020,346 off asking to hit this margin.

All-in cost$1,089,182

Net resale$1,616,206

Projected profit$527,024

ROI+48.4%

Annualized+69.2%

Break-even resale$1,328/ac

Profit if resale lands off target

-20%

$203,783

-10%

$365,404

$527,024

+10%

$688,645

+20%

$850,265

Comparable sales10 matches

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	1,921	2.5 mi	91
MT-858968 Landlocked · Full utilities	928.1	Feb 8, 2026	$1,182,800	1,275	1,876	1.2 mi	88
MT-468684 Gravel · Power at road	755.5	Jul 27, 2026	$1,492,600	1,976	2,220	9.9 mi	86
MT-108624 Paved · Power at road	723.4	Apr 2, 2025	$1,732,200	2,395	2,375	5.6 mi	81
MT-859280 Gravel · Off grid	1163.4	May 10, 2026	$1,161,000	998	1,522	11.6 mi	75
MT-697508 Landlocked · Off grid	322.3	Jul 27, 2026	$388,600	1,206	1,814	6.8 mi	74
MT-607790 Dirt · Power at road	395.3	Jul 27, 2026	$630,000	1,594	1,711	11.6 mi	72
MT-347962 Landlocked · Power at road	447.8	Jun 13, 2025	$703,100	1,570	2,317	6.6 mi	72
MT-498355 Paved · Off grid	595.3	Dec 16, 2025	$933,400	1,568	1,675	15.6 mi	70
MT-508282 Paved · Full utilities	564.6	Dec 27, 2024	$1,663,900	2,947	2,244	14.0 mi	69

Show adjustment detail for the top comp

Tract size (836.13 ac → 891.16 ac)-2.0%

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.

Build the listing kit Post a deal or JV