MT-145130
8583 County Road 137
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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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $21,026 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-105440 Dirt · Power at road | 72.0 | Jun 30, 2024 | $106,700 | 1,482 | 1,340 | 3.4 mi | 77 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 1,854 | 2.6 mi | 76 |
| MT-234945 Landlocked · Full utilities | 50.3 | Aug 30, 2025 | $51,800 | 1,029 | 853 | 10.8 mi | 75 |
| MT-853446 Gravel · Off grid | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 944 | 9.1 mi | 71 |
| MT-384016 Dirt · Power at road | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 1,309 | 7.1 mi | 66 |
| MT-154574 Gravel · Off grid | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 1,654 | 9.8 mi | 65 |
| MT-916292 Paved · Full utilities | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 1,523 | 1.8 mi | 64 |
| MT-234206 Dirt · Power at road | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 2,137 | 9.4 mi | 62 |
Show adjustment detail for the top comp
- Tract size (72.05 ac → 57.56 ac)+5.0%
- Access (Dirt → Landlocked)-20.9%
- Market time (26 mo)+8.9%
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.