MT-211209
9730 County Road 113
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McCone County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View McCone 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 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 $3,766 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 7,716 | 7.5 mi | 81 |
| MT-111097 Paved · Off grid | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 9,043 | 5.8 mi | 80 |
| MT-301155 Gravel · Off grid | 3.2 | May 23, 2025 | $10,600 | 3,287 | 4,956 | 7.7 mi | 77 |
| MT-202520 Dirt · Off grid | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 4,849 | 3.4 mi | 73 |
| MT-790916 Dirt · Full utilities | 2.7 | May 9, 2025 | $18,100 | 6,663 | 8,110 | 8.9 mi | 72 |
| MT-360194 Paved · Power at road | 1.6 | Jan 27, 2026 | $8,400 | 5,196 | 5,402 | 2.2 mi | 71 |
| MT-310702 Paved · Power at road | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 7,516 | 5.3 mi | 71 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 7,311 | 8.5 mi | 70 |
| MT-550850 Landlocked · Power at road | 2.6 | Jun 30, 2024 | $6,000 | 2,327 | 4,515 | 4.2 mi | 69 |
| MT-352799 Dirt · Power at road | 10.6 | Jul 27, 2026 | $53,900 | 5,073 | 7,683 | 10.0 mi | 67 |
Show adjustment detail for the top comp
- Tract size (4.38 ac → 3.36 ac)+1.0%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (8 mo)+2.7%
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.