MT-498355
5853 County Road 263
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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?
3 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.
3,648 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $350,234 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-607790 Dirt · Power at road | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 1,647 | 4.1 mi | 79 |
| MT-468684 Gravel · Power at road | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 2,136 | 10.6 mi | 78 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 1,848 | 13.2 mi | 78 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 2,159 | 6.8 mi | 76 |
| MT-108624 Paved · Power at road | 723.4 | Apr 2, 2025 | $1,732,200 | 2,395 | 2,285 | 10.1 mi | 73 |
| MT-697508 Landlocked · Off grid | 322.3 | Jul 27, 2026 | $388,600 | 1,206 | 1,745 | 13.3 mi | 73 |
| MT-907330 Gravel · Off grid | 283.3 | Jun 2, 2025 | $563,000 | 1,987 | 1,975 | 3.6 mi | 73 |
| MT-407678 Paved · Off grid | 364.5 | Nov 25, 2024 | $874,000 | 2,398 | 2,219 | 6.9 mi | 70 |
| MT-859280 Gravel · Off grid | 1163.4 | May 10, 2026 | $1,161,000 | 998 | 1,464 | 14.6 mi | 69 |
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 2,230 | 11.4 mi | 68 |
Show adjustment detail for the top comp
- Tract size (395.33 ac → 595.28 ac)-11.6%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Off grid)-15.0%
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.