MT-526821
6050 County Road 12
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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.
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 8 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 $340,823 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-396626 Gravel · Full utilities | 170.1 | Jul 27, 2026 | $616,300 | 3,623 | 3,378 | 10.1 mi | 81 |
| MT-876435 Dirt · Power at road | 148.1 | Jan 23, 2026 | $422,700 | 2,853 | 3,713 | 9.1 mi | 76 |
| MT-517891 Landlocked · Power at road | 425.3 | Jul 27, 2026 | $440,500 | 1,036 | 2,254 | 8.4 mi | 73 |
| MT-847601 Dirt · Power at road | 344.8 | Aug 16, 2024 | $1,002,400 | 2,908 | 5,084 | 1.0 mi | 69 |
| MT-705942 Gravel · Power at road | 103.7 | Dec 6, 2025 | $462,300 | 4,460 | 4,578 | 18.4 mi | 65 |
| MT-108444 Gravel · Off grid | 634.9 | Jun 13, 2026 | $1,261,500 | 1,987 | 3,924 | 10.2 mi | 65 |
| MT-108342 Landlocked · Power at road | 589.7 | Oct 23, 2024 | $1,051,400 | 1,783 | 4,598 | 6.4 mi | 60 |
| MT-278510 Dirt · Full utilities | 666.0 | Jan 3, 2025 | $1,337,500 | 2,008 | 3,457 | 13.5 mi | 58 |
Show adjustment detail for the top comp
- Tract size (170.12 ac → 195.93 ac)-3.8%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Power at road)-18.0%
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.