MT-481209
353 County Road 180
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
344 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $3,590 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-221227 Dirt · Power at road | 3.4 | Jul 27, 2026 | $11,500 | 3,381 | 5,674 | 14.3 mi | 85 |
| MT-222877 Gravel · Full utilities | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 3,966 | 5.2 mi | 75 |
| MT-221774 Dirt · Off grid | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 3,008 | 11.1 mi | 75 |
| MT-541741 Paved · Power at road | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 4,828 | 9.4 mi | 68 |
| MT-942066 Gravel · Full utilities | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 4,570 | 13.1 mi | 67 |
Show adjustment detail for the top comp
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Full utilities)+22.0%
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.