MT-652601
4080 County Road 1
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
238 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 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 $9,429 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-352799 Dirt · Power at road | 10.6 | Jul 27, 2026 | $53,900 | 5,073 | 5,143 | 3.5 mi | 89 |
| MT-202520 Dirt · Off grid | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 3,246 | 8.0 mi | 86 |
| MT-232227 Dirt · Power at road | 7.0 | Oct 12, 2024 | $31,700 | 4,508 | 4,769 | 7.4 mi | 78 |
| MT-893234 Dirt · Power at road | 14.6 | Jan 28, 2026 | $61,000 | 4,186 | 4,461 | 8.1 mi | 77 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 4,894 | 3.3 mi | 74 |
| MT-413296 Dirt · Off grid | 15.2 | Aug 19, 2024 | $55,800 | 3,658 | 4,882 | 1.1 mi | 71 |
| MT-790916 Dirt · Full utilities | 2.7 | May 9, 2025 | $18,100 | 6,663 | 5,429 | 1.1 mi | 70 |
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 5,165 | 5.7 mi | 69 |
| MT-643892 Dirt · Power at road | 23.5 | Aug 4, 2025 | $71,600 | 3,052 | 3,516 | 10.4 mi | 66 |
| MT-111097 Paved · Off grid | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 6,053 | 3.8 mi | 63 |
Show adjustment detail for the top comp
- Tract size (10.63 ac → 9.21 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.