MT-791465
5653 County Road 82
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?
4 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.
Access by easement; pull and read the recorded document.
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 $6,113 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 | 3,230 | 4.0 mi | 87 |
| MT-281099 Dirt · Full utilities | 3.1 | Jul 27, 2026 | $18,600 | 6,006 | 4,889 | 11.3 mi | 81 |
| MT-492145 Gravel · Power at road | 6.6 | Jun 2, 2026 | $27,800 | 4,199 | 3,728 | 2.6 mi | 80 |
| MT-431960 Landlocked · Off grid | 5.8 | Jan 17, 2026 | $9,000 | 1,552 | 2,404 | 7.2 mi | 78 |
| MT-160743 Dirt · Power at road | 2.4 | Jan 29, 2026 | $12,200 | 5,085 | 5,119 | 6.5 mi | 76 |
| MT-841771 Paved · Power at road | 5.0 | Aug 17, 2025 | $28,900 | 5,715 | 4,380 | 7.7 mi | 74 |
| MT-731881 Paved · Power at road | 5.5 | Aug 23, 2025 | $36,300 | 6,634 | 5,100 | 11.1 mi | 71 |
| MT-192382 Landlocked · Power at road | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 4,702 | 9.3 mi | 71 |
| MT-341092 Gravel · Full utilities | 3.1 | Nov 20, 2024 | $14,100 | 4,560 | 3,417 | 12.8 mi | 66 |
| MT-172950 Gravel · Off grid | 11.9 | Jan 26, 2025 | $43,400 | 3,659 | 4,213 | 10.5 mi | 57 |
Show adjustment detail for the top comp
- Tract size (2.86 ac → 4.05 ac)-1.1%
- Access (Gravel → Dirt)-14.0%
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.