MT-719626
7755 County Road 259
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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?
3 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.
3,449 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 6 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 $166,423 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-269459 Gravel · Off grid | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 553 | 11.8 mi | 80 |
| MT-448791 Gravel · Off grid | 816.4 | Jul 27, 2026 | $820,700 | 1,005 | 844 | 4.4 mi | 76 |
| MT-589331 Gravel · Power at road | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 840 | 8.7 mi | 68 |
| MT-428570 Paved · Power at road | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 812 | 2.5 mi | 68 |
| MT-778479 Paved · Off grid | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 806 | 8.7 mi | 64 |
| MT-248517 Dirt · Full utilities | 669.4 | Mar 29, 2024 | $613,100 | 916 | 644 | 6.6 mi | 62 |
Show adjustment detail for the top comp
- Tract size (1324.5 ac → 1494.83 ac)-3.7%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
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.