MT-154574
223 County Road 233
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 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 $43,644 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-234945 Landlocked · Full utilities | 50.3 | Aug 30, 2025 | $51,800 | 1,029 | 1,154 | 1.3 mi | 81 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 2,508 | 12.0 mi | 80 |
| MT-853446 Gravel · Off grid | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 1,276 | 13.8 mi | 73 |
| MT-593039 Gravel · Full utilities | 12.7 | Jul 27, 2026 | $37,500 | 2,961 | 1,777 | 15.2 mi | 71 |
| MT-222877 Gravel · Full utilities | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 1,860 | 6.2 mi | 71 |
| MT-234206 Dirt · Power at road | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 2,890 | 4.2 mi | 70 |
| MT-384016 Dirt · Power at road | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 1,771 | 9.1 mi | 68 |
| MT-145130 Landlocked · Power at road | 57.6 | Mar 31, 2025 | $71,600 | 1,244 | 1,779 | 9.8 mi | 66 |
| MT-105440 Dirt · Power at road | 72.0 | Jun 30, 2024 | $106,700 | 1,482 | 1,812 | 10.4 mi | 60 |
| MT-916292 Paved · Full utilities | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 2,059 | 11.3 mi | 54 |
Show adjustment detail for the top comp
- Tract size (50.34 ac → 38.47 ac)+5.2%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (12 mo)+4.0%
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.