MT-508282
5847 County Road 38
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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
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 $696,757 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 | 3,116 | 5.3 mi | 85 |
| MT-498355 Paved · Off grid | 595.3 | Dec 16, 2025 | $933,400 | 1,568 | 2,351 | 6.8 mi | 81 |
| MT-607790 Dirt · Power at road | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 2,402 | 5.3 mi | 79 |
| MT-697508 Landlocked · Off grid | 322.3 | Jul 27, 2026 | $388,600 | 1,206 | 2,545 | 9.1 mi | 79 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 2,696 | 12.3 mi | 77 |
| MT-108624 Paved · Power at road | 723.4 | Apr 2, 2025 | $1,732,200 | 2,395 | 3,333 | 8.9 mi | 77 |
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 3,252 | 7.8 mi | 76 |
| MT-858968 Landlocked · Full utilities | 928.1 | Feb 8, 2026 | $1,182,800 | 1,275 | 2,632 | 14.9 mi | 75 |
| MT-407678 Paved · Off grid | 364.5 | Nov 25, 2024 | $874,000 | 2,398 | 3,236 | 8.0 mi | 72 |
| MT-127546 Paved · Power at road | 331.3 | Feb 17, 2025 | $1,061,200 | 3,203 | 3,541 | 1.7 mi | 72 |
Show adjustment detail for the top comp
- Tract size (755.48 ac → 564.61 ac)+9.3%
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Full utilities)+22.0%
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.