MT-593039
9233 County Road 166
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
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 9 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 $19,708 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-222877 Gravel · Full utilities | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 3,107 | 9.0 mi | 86 |
| MT-853446 Gravel · Off grid | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 2,131 | 2.8 mi | 85 |
| MT-221774 Dirt · Off grid | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 2,356 | 2.2 mi | 78 |
| MT-942066 Gravel · Full utilities | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 3,580 | 18.2 mi | 66 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 4,188 | 13.6 mi | 65 |
| MT-154574 Gravel · Off grid | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 3,735 | 15.2 mi | 61 |
| MT-384016 Dirt · Power at road | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 2,957 | 18.3 mi | 59 |
| MT-541741 Paved · Power at road | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 3,783 | 7.6 mi | 59 |
| MT-234206 Dirt · Power at road | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 4,826 | 17.8 mi | 54 |
Show adjustment detail for the top comp
- Tract size (11.25 ac → 12.65 ac)-1.1%
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.