MT-853446
7277 County Road 8
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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.
436 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $692 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-593039 Gravel · Full utilities | 12.7 | Jul 27, 2026 | $37,500 | 2,961 | 2,004 | 2.8 mi | 85 |
| MT-222877 Gravel · Full utilities | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 2,099 | 7.9 mi | 79 |
| MT-221774 Dirt · Off grid | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 1,592 | 3.2 mi | 72 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 2,829 | 10.8 mi | 67 |
| MT-942066 Gravel · Full utilities | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 2,418 | 16.6 mi | 66 |
| MT-384016 Dirt · Power at road | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 1,998 | 15.9 mi | 65 |
| MT-154574 Gravel · Off grid | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 2,523 | 13.8 mi | 62 |
| MT-145130 Landlocked · Power at road | 57.6 | Mar 31, 2025 | $71,600 | 1,244 | 2,007 | 9.1 mi | 61 |
| MT-234206 Dirt · Power at road | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 3,259 | 16.0 mi | 59 |
| MT-541741 Paved · Power at road | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 2,555 | 5.1 mi | 58 |
Show adjustment detail for the top comp
- Tract size (12.65 ac → 16.99 ac)-3.1%
- Utilities (Full utilities → Off grid)-30.3%
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.