MT-125602
7652 County Road 6
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
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 $55,878 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-405709 Paved · Full utilities | 87.5 | Apr 21, 2026 | $292,300 | 3,339 | 1,628 | 6.1 mi | 82 |
| MT-775504 Dirt · Power at road | 75.5 | Feb 10, 2026 | $246,500 | 3,267 | 2,596 | 10.0 mi | 80 |
| MT-295693 Gravel · Power at road | 86.5 | Jan 14, 2025 | $343,800 | 3,973 | 2,926 | 4.6 mi | 76 |
| MT-625734 Dirt · Off grid | 89.2 | Jul 17, 2024 | $217,100 | 2,436 | 2,520 | 8.6 mi | 74 |
| MT-355029 Gravel · Power at road | 53.5 | Feb 7, 2025 | $160,900 | 3,008 | 1,987 | 11.1 mi | 71 |
| MT-325100 Paved · Off grid | 56.3 | Sep 26, 2025 | $185,700 | 3,296 | 2,139 | 10.4 mi | 69 |
| MT-745362 Gravel · Full utilities | 68.1 | Jan 10, 2025 | $284,000 | 4,171 | 2,385 | 11.9 mi | 68 |
| MT-833979 Paved · Full utilities | 25.0 | Apr 19, 2025 | $134,500 | 5,381 | 2,143 | 3.5 mi | 65 |
| MT-947252 Gravel · Power at road | 267.7 | Sep 30, 2025 | $495,300 | 1,850 | 1,788 | 5.1 mi | 65 |
| MT-334040 Dirt · Power at road | 26.1 | Aug 23, 2025 | $58,700 | 2,246 | 1,487 | 13.8 mi | 60 |
Show adjustment detail for the top comp
- Tract size (87.55 ac → 81.02 ac)+1.8%
- Access (Paved → Landlocked)-42.4%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (4 mo)+1.3%
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.