MT-448791
5040 County Road 94
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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.
6,671 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 8 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 $389,020 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 | 660 | 15.1 mi | 77 |
| MT-428570 Paved · Power at road | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 969 | 6.7 mi | 77 |
| MT-778479 Paved · Off grid | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 962 | 7.8 mi | 75 |
| MT-719626 Dirt · Power at road | 1494.8 | Mar 7, 2026 | $802,300 | 537 | 652 | 4.4 mi | 72 |
| MT-248517 Dirt · Full utilities | 669.4 | Mar 29, 2024 | $613,100 | 916 | 768 | 10.0 mi | 66 |
| MT-467583 Dirt · Power at road | 340.3 | May 8, 2025 | $361,600 | 1,063 | 849 | 3.7 mi | 64 |
| MT-589331 Gravel · Power at road | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 1,002 | 12.8 mi | 63 |
| MT-627825 Paved · Off grid | 405.5 | Apr 15, 2024 | $389,300 | 960 | 722 | 8.2 mi | 62 |
Show adjustment detail for the top comp
- Tract size (1324.5 ac → 816.37 ac)+16.2%
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.