MT-221774
3991 County Road 356
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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?
4 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.
420 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $3,232 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-221227 Dirt · Power at road | 3.4 | Jul 27, 2026 | $11,500 | 3,381 | 2,836 | 4.0 mi | 83 |
| MT-593039 Gravel · Full utilities | 12.7 | Jul 27, 2026 | $37,500 | 2,961 | 1,893 | 2.2 mi | 78 |
| MT-481209 Paved · Full utilities | 3.4 | Jul 27, 2026 | $10,800 | 3,212 | 1,609 | 11.1 mi | 75 |
| MT-541741 Paved · Power at road | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 2,413 | 8.3 mi | 72 |
| MT-853446 Gravel · Off grid | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 1,360 | 3.2 mi | 72 |
| MT-222877 Gravel · Full utilities | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 1,982 | 10.8 mi | 70 |
| MT-942066 Gravel · Full utilities | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 2,284 | 19.7 mi | 68 |
Show adjustment detail for the top comp
- Tract size (3.41 ac → 5.06 ac)-1.5%
- Utilities (Power at road → Off grid)-15.0%
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.