MT-833979
8119 County Road 209
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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.
1,061 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 $54,998 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-693532 Paved · Off grid | 18.1 | Apr 3, 2026 | $86,600 | 4,786 | 6,682 | 6.5 mi | 83 |
| MT-334040 Dirt · Power at road | 26.1 | Aug 23, 2025 | $58,700 | 2,246 | 3,941 | 11.2 mi | 74 |
| MT-984336 Gravel · Full utilities | 32.4 | Jan 13, 2025 | $169,800 | 5,243 | 6,871 | 5.1 mi | 72 |
| MT-343855 Landlocked · Power at road | 22.9 | Aug 28, 2024 | $103,400 | 4,526 | 10,243 | 7.8 mi | 71 |
| MT-192382 Landlocked · Power at road | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 6,751 | 8.0 mi | 68 |
| MT-325100 Paved · Off grid | 56.3 | Sep 26, 2025 | $185,700 | 3,296 | 5,669 | 6.9 mi | 68 |
| MT-172950 Gravel · Off grid | 11.9 | Jan 26, 2025 | $43,400 | 3,659 | 6,049 | 1.4 mi | 66 |
| MT-355029 Gravel · Power at road | 53.5 | Feb 7, 2025 | $160,900 | 3,008 | 5,265 | 8.2 mi | 66 |
| MT-125602 Landlocked · Power at road | 81.0 | Apr 20, 2025 | $167,400 | 2,066 | 5,779 | 3.5 mi | 65 |
| MT-775504 Dirt · Power at road | 75.5 | Feb 10, 2026 | $246,500 | 3,267 | 6,880 | 6.5 mi | 65 |
Show adjustment detail for the top comp
- Tract size (18.09 ac → 25 ac)-4.2%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (4 mo)+1.5%
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.