MT-731881
522 County Road 22
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.
Hill County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Hill market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
523 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 $21,046 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-841771 Paved · Power at road | 5.0 | Aug 17, 2025 | $28,900 | 5,715 | 5,932 | 4.6 mi | 87 |
| MT-492145 Gravel · Power at road | 6.6 | Jun 2, 2026 | $27,800 | 4,199 | 5,049 | 11.3 mi | 79 |
| MT-281099 Dirt · Full utilities | 3.1 | Jul 27, 2026 | $18,600 | 6,006 | 6,622 | 2.5 mi | 78 |
| MT-431960 Landlocked · Off grid | 5.8 | Jan 17, 2026 | $9,000 | 1,552 | 3,255 | 11.9 mi | 77 |
| MT-160743 Dirt · Power at road | 2.4 | Jan 29, 2026 | $12,200 | 5,085 | 6,932 | 4.7 mi | 75 |
| MT-192382 Landlocked · Power at road | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 6,368 | 10.4 mi | 74 |
| MT-850986 Gravel · Power at road | 2.9 | Jul 27, 2026 | $10,800 | 3,791 | 4,375 | 11.1 mi | 74 |
| MT-791465 Dirt · Power at road | 4.0 | May 30, 2025 | $14,200 | 3,513 | 5,000 | 11.1 mi | 70 |
| MT-693532 Paved · Off grid | 18.1 | Apr 3, 2026 | $86,600 | 4,786 | 6,303 | 6.7 mi | 68 |
| MT-172950 Gravel · Off grid | 11.9 | Jan 26, 2025 | $43,400 | 3,659 | 5,705 | 1.4 mi | 66 |
Show adjustment detail for the top comp
- Market time (12 mo)+4.2%
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.