MT-889535
2573 County Road 74
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
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 9 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 $747,421 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-859280 Gravel · Off grid | 1163.4 | May 10, 2026 | $1,161,000 | 998 | 648 | 8.9 mi | 84 |
| MT-858968 Landlocked · Full utilities | 928.1 | Feb 8, 2026 | $1,182,800 | 1,275 | 798 | 4.1 mi | 78 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 817 | 4.3 mi | 77 |
| MT-468684 Gravel · Power at road | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 945 | 8.1 mi | 74 |
| MT-898912 Paved · Power at road | 891.2 | Sep 11, 2024 | $1,941,200 | 2,178 | 1,002 | 3.0 mi | 68 |
| MT-108624 Paved · Power at road | 723.4 | Apr 2, 2025 | $1,732,200 | 2,395 | 1,011 | 5.8 mi | 65 |
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 986 | 5.0 mi | 64 |
| MT-498355 Paved · Off grid | 595.3 | Dec 16, 2025 | $933,400 | 1,568 | 713 | 15.7 mi | 63 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 955 | 12.8 mi | 57 |
Show adjustment detail for the top comp
- Tract size (1163.42 ac → 1399.46 ac)-5.6%
- Access (Gravel → Landlocked)-32.0%
- Market time (3 mo)+1.1%
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.