MT-431960
4766 County Road 376
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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.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 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 $1,168 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-192382 Landlocked · Power at road | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 3,110 | 3.3 mi | 80 |
| MT-492145 Gravel · Power at road | 6.6 | Jun 2, 2026 | $27,800 | 4,199 | 2,466 | 9.7 mi | 79 |
| MT-850986 Gravel · Power at road | 2.9 | Jul 27, 2026 | $10,800 | 3,791 | 2,137 | 11.0 mi | 75 |
| MT-841771 Paved · Power at road | 5.0 | Aug 17, 2025 | $28,900 | 5,715 | 2,897 | 7.3 mi | 75 |
| MT-731881 Paved · Power at road | 5.5 | Aug 23, 2025 | $36,300 | 6,634 | 3,373 | 11.9 mi | 74 |
| MT-791465 Dirt · Power at road | 4.0 | May 30, 2025 | $14,200 | 3,513 | 2,442 | 7.2 mi | 74 |
| MT-281099 Dirt · Full utilities | 3.1 | Jul 27, 2026 | $18,600 | 6,006 | 3,234 | 10.7 mi | 72 |
| MT-160743 Dirt · Power at road | 2.4 | Jan 29, 2026 | $12,200 | 5,085 | 3,386 | 9.1 mi | 65 |
| MT-693532 Paved · Off grid | 18.1 | Apr 3, 2026 | $86,600 | 4,786 | 3,078 | 11.9 mi | 65 |
| MT-172950 Gravel · Off grid | 11.9 | Jan 26, 2025 | $43,400 | 3,659 | 2,787 | 10.7 mi | 62 |
Show adjustment detail for the top comp
- Tract size (7.86 ac → 5.79 ac)+1.8%
- Utilities (Power at road → Off grid)-15.0%
- Market time (6 mo)+2.2%
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.