MT-517891
2083 County Road 308
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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?
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 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 $51,795 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-148996 Dirt · Full utilities | 947.1 | Jun 17, 2026 | $1,269,200 | 1,340 | 1,117 | 2.2 mi | 79 |
| MT-108342 Landlocked · Power at road | 589.7 | Oct 23, 2024 | $1,051,400 | 1,783 | 2,118 | 2.3 mi | 75 |
| MT-108444 Gravel · Off grid | 634.9 | Jun 13, 2026 | $1,261,500 | 1,987 | 1,807 | 12.0 mi | 73 |
| MT-526821 Paved · Power at road | 195.9 | Jun 2, 2026 | $651,200 | 3,323 | 1,543 | 8.4 mi | 72 |
| MT-847601 Dirt · Power at road | 344.8 | Aug 16, 2024 | $1,002,400 | 2,908 | 2,341 | 7.6 mi | 70 |
| MT-396626 Gravel · Full utilities | 170.1 | Jul 27, 2026 | $616,300 | 3,623 | 1,556 | 11.8 mi | 68 |
| MT-278510 Dirt · Full utilities | 666.0 | Jan 3, 2025 | $1,337,500 | 2,008 | 1,592 | 5.6 mi | 67 |
| MT-876435 Dirt · Power at road | 148.1 | Jan 23, 2026 | $422,700 | 2,853 | 1,710 | 9.5 mi | 65 |
Show adjustment detail for the top comp
- Tract size (947.08 ac → 425.34 ac)+27.7%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (2 mo)+0.7%
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.