MT-492145
8159 County Road 191
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
665 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 $12,872 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-850986 Gravel · Power at road | 2.9 | Jul 27, 2026 | $10,800 | 3,791 | 3,670 | 1.6 mi | 80 |
| MT-192382 Landlocked · Power at road | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 5,342 | 11.6 mi | 77 |
| MT-431960 Landlocked · Off grid | 5.8 | Jan 17, 2026 | $9,000 | 1,552 | 2,731 | 9.7 mi | 76 |
| MT-731881 Paved · Power at road | 5.5 | Aug 23, 2025 | $36,300 | 6,634 | 5,794 | 11.3 mi | 73 |
| MT-841771 Paved · Power at road | 5.0 | Aug 17, 2025 | $28,900 | 5,715 | 4,976 | 8.9 mi | 73 |
| MT-791465 Dirt · Power at road | 4.0 | May 30, 2025 | $14,200 | 3,513 | 4,194 | 2.6 mi | 73 |
| MT-281099 Dirt · Full utilities | 3.1 | Jul 27, 2026 | $18,600 | 6,006 | 5,554 | 12.1 mi | 70 |
| MT-693532 Paved · Off grid | 18.1 | Apr 3, 2026 | $86,600 | 4,786 | 5,287 | 5.8 mi | 67 |
| MT-160743 Dirt · Power at road | 2.4 | Jan 29, 2026 | $12,200 | 5,085 | 5,815 | 6.7 mi | 67 |
| MT-343855 Landlocked · Power at road | 22.9 | Aug 28, 2024 | $103,400 | 4,526 | 8,104 | 2.3 mi | 65 |
Show adjustment detail for the top comp
- Tract size (2.86 ac → 6.62 ac)-3.4%
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.