MT-221227
7095 County Road 358
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.
Phillips County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Phillips market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
440 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 5 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 $6,536 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-481209 Paved · Full utilities | 3.4 | Jul 27, 2026 | $10,800 | 3,212 | 1,922 | 14.3 mi | 85 |
| MT-221774 Dirt · Off grid | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 1,796 | 4.0 mi | 83 |
| MT-222877 Gravel · Full utilities | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 2,368 | 12.6 mi | 69 |
| MT-541741 Paved · Power at road | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 2,883 | 8.6 mi | 68 |
| MT-942066 Gravel · Full utilities | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 2,728 | 20.5 mi | 61 |
Show adjustment detail for the top comp
- Access (Paved → Dirt)-27.1%
- Utilities (Full utilities → Power at road)-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.