MT-916292
4786 County Road 54
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
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 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 $164,657 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-717033 Gravel · Off grid | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 2,641 | 4.5 mi | 78 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 3,215 | 2.9 mi | 67 |
| MT-467583 Dirt · Power at road | 340.3 | May 8, 2025 | $361,600 | 1,063 | 2,434 | 7.9 mi | 66 |
| MT-145130 Landlocked · Power at road | 57.6 | Mar 31, 2025 | $71,600 | 1,244 | 2,280 | 1.8 mi | 65 |
| MT-105440 Dirt · Power at road | 72.0 | Jun 30, 2024 | $106,700 | 1,482 | 2,323 | 2.6 mi | 65 |
| MT-234945 Landlocked · Full utilities | 50.3 | Aug 30, 2025 | $51,800 | 1,029 | 1,479 | 12.1 mi | 62 |
| MT-627825 Paved · Off grid | 405.5 | Apr 15, 2024 | $389,300 | 960 | 2,070 | 3.3 mi | 61 |
| MT-154574 Gravel · Off grid | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 2,867 | 11.3 mi | 54 |
Show adjustment detail for the top comp
- Tract size (228.45 ac → 133.56 ac)+15.8%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (6 mo)+2.1%
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.