MT-172950
3088 County Road 11
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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.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
686 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $25,372 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 | 4,306 | 7.1 mi | 77 |
| MT-492145 Gravel · Power at road | 6.6 | Jun 2, 2026 | $27,800 | 4,199 | 3,449 | 11.1 mi | 74 |
| MT-192382 Landlocked · Power at road | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 4,350 | 9.0 mi | 72 |
| MT-731881 Paved · Power at road | 5.5 | Aug 23, 2025 | $36,300 | 6,634 | 4,718 | 1.4 mi | 69 |
| MT-431960 Landlocked · Off grid | 5.8 | Jan 17, 2026 | $9,000 | 1,552 | 2,224 | 10.7 mi | 68 |
| MT-833979 Paved · Full utilities | 25.0 | Apr 19, 2025 | $134,500 | 5,381 | 3,660 | 1.4 mi | 67 |
| MT-841771 Paved · Power at road | 5.0 | Aug 17, 2025 | $28,900 | 5,715 | 4,052 | 3.4 mi | 66 |
| MT-984336 Gravel · Full utilities | 32.4 | Jan 13, 2025 | $169,800 | 5,243 | 4,427 | 5.4 mi | 63 |
| MT-334040 Dirt · Power at road | 26.1 | Aug 23, 2025 | $58,700 | 2,246 | 2,539 | 11.0 mi | 62 |
| MT-343855 Landlocked · Power at road | 22.9 | Aug 28, 2024 | $103,400 | 4,526 | 6,600 | 9.0 mi | 61 |
Show adjustment detail for the top comp
- Tract size (18.09 ac → 11.86 ac)+4.5%
- Access (Paved → Gravel)-15.3%
- 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.