MT-384016
3075 County Road 10
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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 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 $18,962 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-234206 Dirt · Power at road | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 3,124 | 5.7 mi | 76 |
| MT-853446 Gravel · Off grid | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 1,379 | 15.9 mi | 73 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 2,711 | 7.2 mi | 72 |
| MT-222877 Gravel · Full utilities | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 2,011 | 11.6 mi | 70 |
| MT-593039 Gravel · Full utilities | 12.7 | Jul 27, 2026 | $37,500 | 2,961 | 1,921 | 18.3 mi | 67 |
| MT-154574 Gravel · Off grid | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 2,418 | 9.1 mi | 65 |
| MT-234945 Landlocked · Full utilities | 50.3 | Aug 30, 2025 | $51,800 | 1,029 | 1,248 | 10.4 mi | 65 |
| MT-145130 Landlocked · Power at road | 57.6 | Mar 31, 2025 | $71,600 | 1,244 | 1,923 | 7.1 mi | 64 |
| MT-105440 Dirt · Power at road | 72.0 | Jun 30, 2024 | $106,700 | 1,482 | 1,959 | 10.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (29.47 ac → 25.68 ac)+2.1%
- Market time (23 mo)+8.0%
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.