MT-295693
103 County Road 354
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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.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
1,127 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 $164,761 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 | 2,357 | 10.2 mi | 80 |
| MT-125602 Landlocked · Power at road | 81.0 | Apr 20, 2025 | $167,400 | 2,066 | 3,157 | 4.6 mi | 78 |
| MT-775504 Dirt · Power at road | 75.5 | Feb 10, 2026 | $246,500 | 3,267 | 3,758 | 11.0 mi | 78 |
| MT-625734 Dirt · Off grid | 89.2 | Jul 17, 2024 | $217,100 | 2,436 | 3,649 | 9.9 mi | 70 |
| MT-325100 Paved · Off grid | 56.3 | Sep 26, 2025 | $185,700 | 3,296 | 3,097 | 12.2 mi | 68 |
| MT-745362 Gravel · Full utilities | 68.1 | Jan 10, 2025 | $284,000 | 4,171 | 3,453 | 15.8 mi | 68 |
| MT-355029 Gravel · Power at road | 53.5 | Feb 7, 2025 | $160,900 | 3,008 | 2,876 | 14.3 mi | 67 |
| MT-947252 Gravel · Power at road | 267.7 | Sep 30, 2025 | $495,300 | 1,850 | 2,589 | 9.4 mi | 65 |
| MT-907330 Gravel · Off grid | 283.3 | Jun 2, 2025 | $563,000 | 1,987 | 3,371 | 6.7 mi | 62 |
| MT-984336 Gravel · Full utilities | 32.4 | Jan 13, 2025 | $169,800 | 5,243 | 3,753 | 8.9 mi | 61 |
Show adjustment detail for the top comp
- Access (Paved → Gravel)-15.3%
- Utilities (Full utilities → Power at road)-18.0%
- 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.