MT-105440
3793 County Road 264
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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?
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 $38,982 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-145130 Landlocked · Power at road | 57.6 | Mar 31, 2025 | $71,600 | 1,244 | 1,584 | 3.4 mi | 80 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 2,233 | 5.4 mi | 71 |
| MT-234945 Landlocked · Full utilities | 50.3 | Aug 30, 2025 | $51,800 | 1,029 | 1,028 | 11.0 mi | 69 |
| MT-717033 Gravel · Off grid | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,834 | 2.2 mi | 68 |
| MT-916292 Paved · Full utilities | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 1,834 | 2.6 mi | 66 |
| MT-384016 Dirt · Power at road | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 1,577 | 10.2 mi | 65 |
| MT-154574 Gravel · Off grid | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 1,992 | 10.4 mi | 61 |
| MT-234206 Dirt · Power at road | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 2,573 | 11.3 mi | 61 |
Show adjustment detail for the top comp
- Tract size (57.56 ac → 72.05 ac)-4.8%
- Access (Landlocked → Dirt)+26.5%
- Market time (17 mo)+5.8%
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.