MT-467583
7096 County Road 279
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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.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $151,698 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-717033 Gravel · Off grid | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,214 | 7.2 mi | 78 |
| MT-448791 Gravel · Off grid | 816.4 | Jul 27, 2026 | $820,700 | 1,005 | 1,328 | 3.7 mi | 73 |
| MT-627825 Paved · Off grid | 405.5 | Apr 15, 2024 | $389,300 | 960 | 952 | 4.6 mi | 70 |
| MT-778479 Paved · Off grid | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 1,268 | 5.6 mi | 68 |
| MT-428570 Paved · Power at road | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,277 | 4.2 mi | 67 |
| MT-916292 Paved · Full utilities | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 1,214 | 7.9 mi | 64 |
| MT-248517 Dirt · Full utilities | 669.4 | Mar 29, 2024 | $613,100 | 916 | 1,012 | 6.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (228.45 ac → 340.28 ac)-10.9%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (6 mo)+2.1%
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.