MT-222877
6101 County Road 87
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Phillips County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Phillips market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
529 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 $13,861 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-593039 Gravel · Full utilities | 12.7 | Jul 27, 2026 | $37,500 | 2,961 | 2,999 | 9.0 mi | 86 |
| MT-853446 Gravel · Off grid | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 2,154 | 7.9 mi | 79 |
| MT-481209 Paved · Full utilities | 3.4 | Jul 27, 2026 | $10,800 | 3,212 | 2,549 | 5.2 mi | 75 |
| MT-942066 Gravel · Full utilities | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 3,618 | 9.4 mi | 71 |
| MT-221774 Dirt · Off grid | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 2,382 | 10.8 mi | 70 |
| MT-221227 Dirt · Power at road | 3.4 | Jul 27, 2026 | $11,500 | 3,381 | 4,493 | 12.6 mi | 69 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 4,233 | 10.5 mi | 65 |
| MT-384016 Dirt · Power at road | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 2,989 | 11.6 mi | 62 |
| MT-541741 Paved · Power at road | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 3,823 | 5.2 mi | 62 |
| MT-154574 Gravel · Off grid | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 3,775 | 6.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (12.65 ac → 11.25 ac)+1.1%
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.