MT-859280
2590 County Road 245
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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?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
6,336 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $459,104 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-468684 Gravel · Power at road | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 1,472 | 4.2 mi | 81 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 1,274 | 11.5 mi | 76 |
| MT-889535 Landlocked · Off grid | 1399.5 | Dec 18, 2024 | $1,471,700 | 1,052 | 1,753 | 8.9 mi | 76 |
| MT-858968 Landlocked · Full utilities | 928.1 | Feb 8, 2026 | $1,182,800 | 1,275 | 1,244 | 12.8 mi | 73 |
| MT-607790 Dirt · Power at road | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 1,135 | 11.4 mi | 71 |
| MT-498355 Paved · Off grid | 595.3 | Dec 16, 2025 | $933,400 | 1,568 | 1,111 | 14.6 mi | 66 |
| MT-898912 Paved · Power at road | 891.2 | Sep 11, 2024 | $1,941,200 | 2,178 | 1,561 | 11.6 mi | 65 |
| MT-108624 Paved · Power at road | 723.4 | Apr 2, 2025 | $1,732,200 | 2,395 | 1,575 | 9.6 mi | 65 |
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 1,536 | 6.0 mi | 62 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 1,488 | 8.5 mi | 61 |
Show adjustment detail for the top comp
- Tract size (755.48 ac → 1163.42 ac)-12.5%
- Utilities (Power at road → Off grid)-15.0%
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.