MT-248517
4896 County Road 358
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
2,891 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 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 $199,325 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 | 1,322 | 10.0 mi | 79 |
| MT-428570 Paved · Power at road | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,271 | 4.3 mi | 77 |
| MT-778479 Paved · Off grid | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 1,262 | 8.5 mi | 77 |
| MT-269459 Gravel · Off grid | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 866 | 5.2 mi | 75 |
| MT-719626 Dirt · Power at road | 1494.8 | Mar 7, 2026 | $802,300 | 537 | 856 | 6.6 mi | 71 |
| MT-717033 Gravel · Off grid | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,209 | 0.8 mi | 69 |
| MT-467583 Dirt · Power at road | 340.3 | May 8, 2025 | $361,600 | 1,063 | 1,114 | 6.5 mi | 67 |
| MT-589331 Gravel · Power at road | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 1,314 | 3.9 mi | 67 |
| MT-627825 Paved · Off grid | 405.5 | Apr 15, 2024 | $389,300 | 960 | 948 | 3.7 mi | 65 |
Show adjustment detail for the top comp
- Tract size (816.37 ac → 669.4 ac)+6.3%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Full utilities)+43.5%
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.