MT-192382
2242 County Road 339
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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?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 $14,695 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-492145 Gravel · Power at road | 6.6 | Jun 2, 2026 | $27,800 | 4,199 | 2,849 | 11.6 mi | 80 |
| MT-431960 Landlocked · Off grid | 5.8 | Jan 17, 2026 | $9,000 | 1,552 | 1,837 | 3.3 mi | 79 |
| MT-841771 Paved · Power at road | 5.0 | Aug 17, 2025 | $28,900 | 5,715 | 3,348 | 6.2 mi | 72 |
| MT-731881 Paved · Power at road | 5.5 | Aug 23, 2025 | $36,300 | 6,634 | 3,898 | 10.4 mi | 71 |
| MT-693532 Paved · Off grid | 18.1 | Apr 3, 2026 | $86,600 | 4,786 | 3,557 | 12.3 mi | 70 |
| MT-281099 Dirt · Full utilities | 3.1 | Jul 27, 2026 | $18,600 | 6,006 | 3,737 | 8.6 mi | 70 |
| MT-850986 Gravel · Power at road | 2.9 | Jul 27, 2026 | $10,800 | 3,791 | 2,469 | 12.7 mi | 69 |
| MT-791465 Dirt · Power at road | 4.0 | May 30, 2025 | $14,200 | 3,513 | 2,822 | 9.3 mi | 66 |
| MT-172950 Gravel · Off grid | 11.9 | Jan 26, 2025 | $43,400 | 3,659 | 3,220 | 9.0 mi | 66 |
| MT-160743 Dirt · Power at road | 2.4 | Jan 29, 2026 | $12,200 | 5,085 | 3,912 | 9.0 mi | 64 |
Show adjustment detail for the top comp
- Tract size (6.62 ac → 7.86 ac)-1.1%
- Access (Gravel → Landlocked)-32.0%
- Market time (2 mo)+0.9%
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.