MT-778479
595 County Road 65
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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?
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.
2,411 ft of deeded road frontage.
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 9 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 $535,395 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-448791 Gravel · Off grid | 816.4 | Jul 27, 2026 | $820,700 | 1,005 | 1,274 | 7.8 mi | 82 |
| MT-428570 Paved · Power at road | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,225 | 8.9 mi | 76 |
| MT-269459 Gravel · Off grid | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 835 | 11.6 mi | 72 |
| MT-248517 Dirt · Full utilities | 669.4 | Mar 29, 2024 | $613,100 | 916 | 971 | 8.5 mi | 70 |
| MT-627825 Paved · Off grid | 405.5 | Apr 15, 2024 | $389,300 | 960 | 914 | 4.7 mi | 69 |
| MT-719626 Dirt · Power at road | 1494.8 | Mar 7, 2026 | $802,300 | 537 | 825 | 8.7 mi | 67 |
| MT-717033 Gravel · Off grid | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,165 | 9.2 mi | 66 |
| MT-467583 Dirt · Power at road | 340.3 | May 8, 2025 | $361,600 | 1,063 | 1,074 | 5.6 mi | 66 |
| MT-589331 Gravel · Power at road | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 1,267 | 12.4 mi | 58 |
Show adjustment detail for the top comp
- Tract size (816.37 ac → 651.22 ac)+7.2%
- Access (Gravel → Paved)+18.0%
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.