MT-343855
7535 County Road 46
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $64,483 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-693532 Paved · Off grid | 18.1 | Apr 3, 2026 | $86,600 | 4,786 | 3,197 | 5.1 mi | 79 |
| MT-492145 Gravel · Power at road | 6.6 | Jun 2, 2026 | $27,800 | 4,199 | 2,561 | 2.3 mi | 75 |
| MT-334040 Dirt · Power at road | 26.1 | Aug 23, 2025 | $58,700 | 2,246 | 1,885 | 11.8 mi | 74 |
| MT-833979 Paved · Full utilities | 25.0 | Apr 19, 2025 | $134,500 | 5,381 | 2,718 | 7.8 mi | 73 |
| MT-984336 Gravel · Full utilities | 32.4 | Jan 13, 2025 | $169,800 | 5,243 | 3,287 | 6.7 mi | 68 |
| MT-192382 Landlocked · Power at road | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 3,230 | 9.5 mi | 68 |
| MT-325100 Paved · Off grid | 56.3 | Sep 26, 2025 | $185,700 | 3,296 | 2,712 | 3.3 mi | 67 |
| MT-355029 Gravel · Power at road | 53.5 | Feb 7, 2025 | $160,900 | 3,008 | 2,519 | 1.6 mi | 67 |
| MT-775504 Dirt · Power at road | 75.5 | Feb 10, 2026 | $246,500 | 3,267 | 3,291 | 5.1 mi | 67 |
| MT-745362 Gravel · Full utilities | 68.1 | Jan 10, 2025 | $284,000 | 4,171 | 3,024 | 4.7 mi | 64 |
Show adjustment detail for the top comp
- Tract size (18.09 ac → 22.85 ac)-3.0%
- Access (Paved → Landlocked)-42.4%
- Utilities (Off grid → Power at road)+17.6%
- Market time (4 mo)+1.5%
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.