Hill County, MT · Sold

MT-858824

6636 County Road 103

$1,792,000

$2,143/ac · 836 ac

Offer report Market this tract

Acreage836 ac

Price per acre$2,143/ac

ZoningAgricultural

Road accessPaved

UtilitiesPower at road

TopographyWooded

ListedApr 13, 2026

Coordinates48.6974, -110.2178

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County GIS boundary

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County market

Hill County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Hill market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power232 ft away

Power at or near the road.

Buildable area699.00 of 836.13 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,748,510

$1,449,467 – $2,047,553 · $2,091/ac on 836 ac

Asking vs estimate

+2.5%

In line with the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,792,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$999,149

$1,195/ac · +30.0% target margin

You need $792,851 off asking to hit this margin.

All-in cost$1,084,077

Net resale$1,608,629

Projected profit$524,553

ROI+48.4%

Annualized+69.2%

Break-even resale$1,409/ac

Profit if resale lands off target

-20%

$202,827

-10%

$363,690

$524,553

+10%

$685,415

+20%

$846,278

Comparable sales10 matches

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	2,265	9.0 mi	84
MT-858968 Landlocked · Full utilities	928.1	Feb 8, 2026	$1,182,800	1,275	1,913	2.8 mi	81
MT-898912 Paved · Power at road	891.2	Sep 11, 2024	$1,941,200	2,178	2,401	2.5 mi	79
MT-108624 Paved · Power at road	723.4	Apr 2, 2025	$1,732,200	2,395	2,422	3.5 mi	79
MT-859280 Gravel · Off grid	1163.4	May 10, 2026	$1,161,000	998	1,552	11.5 mi	74
MT-607790 Dirt · Power at road	395.3	Jul 27, 2026	$630,000	1,594	1,745	9.4 mi	73
MT-498355 Paved · Off grid	595.3	Dec 16, 2025	$933,400	1,568	1,708	13.2 mi	72
MT-697508 Landlocked · Off grid	322.3	Jul 27, 2026	$388,600	1,206	1,850	6.7 mi	70
MT-347962 Landlocked · Power at road	447.8	Jun 13, 2025	$703,100	1,570	2,363	5.8 mi	68
MT-889535 Landlocked · Off grid	1399.5	Dec 18, 2024	$1,471,700	1,052	2,696	4.3 mi	67

Show adjustment detail for the top comp

Tract size (755.48 ac → 836.13 ac)-3.1%
Access (Gravel → Paved)+18.0%

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.

Build the listing kit Post a deal or JV