MT-407678
781 County Road 33
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $429,480 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-697508 Landlocked · Off grid | 322.3 | Jul 27, 2026 | $388,600 | 1,206 | 2,022 | 8.4 mi | 88 |
| MT-607790 Dirt · Power at road | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 1,908 | 3.4 mi | 86 |
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 2,584 | 6.4 mi | 77 |
| MT-468684 Gravel · Power at road | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 2,476 | 7.7 mi | 77 |
| MT-498355 Paved · Off grid | 595.3 | Dec 16, 2025 | $933,400 | 1,568 | 1,868 | 6.9 mi | 76 |
| MT-907330 Gravel · Off grid | 283.3 | Jun 2, 2025 | $563,000 | 1,987 | 2,289 | 4.5 mi | 75 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 2,142 | 6.3 mi | 75 |
| MT-127546 Paved · Power at road | 331.3 | Feb 17, 2025 | $1,061,200 | 3,203 | 2,813 | 8.6 mi | 75 |
| MT-108624 Paved · Power at road | 723.4 | Apr 2, 2025 | $1,732,200 | 2,395 | 2,648 | 3.5 mi | 74 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 2,502 | 8.0 mi | 73 |
Show adjustment detail for the top comp
- Tract size (322.29 ac → 364.52 ac)-3.6%
- Access (Landlocked → Paved)+73.5%
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.