MT-745362
7866 County Road 338
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
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 $165,795 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 | 3,038 | 5.8 mi | 80 |
| MT-775504 Dirt · Power at road | 75.5 | Feb 10, 2026 | $246,500 | 3,267 | 4,845 | 9.6 mi | 77 |
| MT-355029 Gravel · Power at road | 53.5 | Feb 7, 2025 | $160,900 | 3,008 | 3,708 | 3.1 mi | 75 |
| MT-325100 Paved · Off grid | 56.3 | Sep 26, 2025 | $185,700 | 3,296 | 3,992 | 7.9 mi | 74 |
| MT-125602 Landlocked · Power at road | 81.0 | Apr 20, 2025 | $167,400 | 2,066 | 4,070 | 11.9 mi | 69 |
| MT-295693 Gravel · Power at road | 86.5 | Jan 14, 2025 | $343,800 | 3,973 | 5,462 | 15.8 mi | 68 |
| MT-625734 Dirt · Off grid | 89.2 | Jul 17, 2024 | $217,100 | 2,436 | 4,704 | 9.1 mi | 67 |
| MT-984336 Gravel · Full utilities | 32.4 | Jan 13, 2025 | $169,800 | 5,243 | 4,839 | 10.7 mi | 65 |
| MT-343855 Landlocked · Power at road | 22.9 | Aug 28, 2024 | $103,400 | 4,526 | 7,213 | 4.7 mi | 63 |
| MT-833979 Paved · Full utilities | 25.0 | Apr 19, 2025 | $134,500 | 5,381 | 4,000 | 9.6 mi | 61 |
Show adjustment detail for the top comp
- Tract size (87.55 ac → 68.09 ac)+6.0%
- Access (Paved → Gravel)-15.3%
- 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.