MT-108624
746 County Road 360
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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.
Moderate flood hazard on part of the tract.
5,360 ft of deeded road frontage.
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 $1,225,552 off asking to hit this margin.
| 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 | 2,368 | 6.2 mi | 91 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 2,048 | 3.5 mi | 89 |
| MT-858968 Landlocked · Full utilities | 928.1 | Feb 8, 2026 | $1,182,800 | 1,275 | 2,000 | 6.2 mi | 81 |
| MT-898912 Paved · Power at road | 891.2 | Sep 11, 2024 | $1,941,200 | 2,178 | 2,511 | 5.6 mi | 79 |
| MT-697508 Landlocked · Off grid | 322.3 | Jul 27, 2026 | $388,600 | 1,206 | 1,934 | 5.5 mi | 77 |
| MT-498355 Paved · Off grid | 595.3 | Dec 16, 2025 | $933,400 | 1,568 | 1,786 | 10.1 mi | 77 |
| MT-607790 Dirt · Power at road | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 1,825 | 6.1 mi | 77 |
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 2,471 | 3.7 mi | 76 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 2,393 | 8.9 mi | 75 |
| MT-859280 Gravel · Off grid | 1163.4 | May 10, 2026 | $1,161,000 | 998 | 1,623 | 9.6 mi | 73 |
Show adjustment detail for the top comp
- Tract size (755.48 ac → 723.35 ac)+1.3%
- 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.