MT-697508
6691 County Road 262
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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?
4 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.
A long utility run — price in solar/off-grid instead.
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 $138,374 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-347962 Landlocked · Power at road | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 1,544 | 2.1 mi | 81 |
| MT-607790 Dirt · Power at road | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 1,140 | 9.4 mi | 79 |
| MT-468684 Gravel · Power at road | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 1,479 | 3.9 mi | 78 |
| MT-407678 Paved · Off grid | 364.5 | Nov 25, 2024 | $874,000 | 2,398 | 1,536 | 8.4 mi | 77 |
| MT-947252 Gravel · Power at road | 267.7 | Sep 30, 2025 | $495,300 | 1,850 | 1,050 | 3.5 mi | 77 |
| MT-127546 Paved · Power at road | 331.3 | Feb 17, 2025 | $1,061,200 | 3,203 | 1,681 | 8.0 mi | 74 |
| MT-907330 Gravel · Off grid | 283.3 | Jun 2, 2025 | $563,000 | 1,987 | 1,367 | 9.8 mi | 74 |
| MT-858968 Landlocked · Full utilities | 928.1 | Feb 8, 2026 | $1,182,800 | 1,275 | 1,250 | 8.0 mi | 72 |
| MT-858824 Paved · Power at road | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 1,280 | 6.7 mi | 70 |
| MT-508282 Paved · Full utilities | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 1,495 | 9.1 mi | 68 |
Show adjustment detail for the top comp
- Tract size (447.79 ac → 322.29 ac)+10.2%
- Utilities (Power at road → Off grid)-15.0%
- Market time (14 mo)+4.9%
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.