MT-300784
4282 County Road 362
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?
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.
123 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $2,235 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-550850 Landlocked · Power at road | 2.6 | Jun 30, 2024 | $6,000 | 2,327 | 2,729 | 4.7 mi | 77 |
| MT-790916 Dirt · Full utilities | 2.7 | May 9, 2025 | $18,100 | 6,663 | 4,902 | 7.8 mi | 76 |
| MT-550678 Dirt · Off grid | 2.3 | Nov 25, 2024 | $6,000 | 2,636 | 2,821 | 8.9 mi | 76 |
| MT-111097 Paved · Off grid | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 5,466 | 6.7 mi | 74 |
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 4,663 | 3.3 mi | 74 |
| MT-310702 Paved · Power at road | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 4,542 | 6.8 mi | 72 |
| MT-360194 Paved · Power at road | 1.6 | Jan 27, 2026 | $8,400 | 5,196 | 3,265 | 10.5 mi | 71 |
| MT-301155 Gravel · Off grid | 3.2 | May 23, 2025 | $10,600 | 3,287 | 2,996 | 11.0 mi | 70 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 4,419 | 5.7 mi | 70 |
| MT-211209 Gravel · Full utilities | 3.4 | Apr 12, 2024 | $14,200 | 4,240 | 2,815 | 8.9 mi | 65 |
Show adjustment detail for the top comp
- Access (Landlocked → Dirt)+26.5%
- Utilities (Power at road → Off grid)-15.0%
- Market time (26 mo)+8.9%
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.