MT-550850
9656 County Road 266
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
McCone County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View McCone market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $1,675 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-300784 Dirt · Off grid | 2.5 | Feb 28, 2024 | $7,500 | 3,033 | 3,110 | 4.7 mi | 76 |
| MT-790916 Dirt · Full utilities | 2.7 | May 9, 2025 | $18,100 | 6,663 | 4,554 | 6.7 mi | 76 |
| MT-360194 Paved · Power at road | 1.6 | Jan 27, 2026 | $8,400 | 5,196 | 3,034 | 5.8 mi | 75 |
| MT-111097 Paved · Off grid | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 5,078 | 3.9 mi | 75 |
| MT-310702 Paved · Power at road | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 4,221 | 3.6 mi | 75 |
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 4,333 | 3.6 mi | 73 |
| MT-202520 Dirt · Off grid | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 2,723 | 6.1 mi | 73 |
| MT-301155 Gravel · Off grid | 3.2 | May 23, 2025 | $10,600 | 3,287 | 2,783 | 7.9 mi | 71 |
| MT-550678 Dirt · Off grid | 2.3 | Nov 25, 2024 | $6,000 | 2,636 | 2,621 | 10.0 mi | 70 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 4,106 | 5.4 mi | 70 |
Show adjustment detail for the top comp
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Power at road)+17.6%
- Market time (30 mo)+10.4%
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.