MT-360194
1443 County Road 213
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
219 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 $3,090 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-310702 Paved · Power at road | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 7,396 | 5.4 mi | 71 |
| MT-301155 Gravel · Off grid | 3.2 | May 23, 2025 | $10,600 | 3,287 | 4,877 | 6.5 mi | 69 |
| MT-111097 Paved · Off grid | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 8,899 | 6.0 mi | 69 |
| MT-550678 Dirt · Off grid | 2.3 | Nov 25, 2024 | $6,000 | 2,636 | 4,593 | 13.2 mi | 69 |
| MT-550850 Landlocked · Power at road | 2.6 | Jun 30, 2024 | $6,000 | 2,327 | 4,443 | 5.8 mi | 67 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 7,195 | 9.0 mi | 67 |
| MT-790916 Dirt · Full utilities | 2.7 | May 9, 2025 | $18,100 | 6,663 | 7,981 | 8.8 mi | 66 |
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 7,593 | 8.5 mi | 64 |
| MT-211209 Gravel · Full utilities | 3.4 | Apr 12, 2024 | $14,200 | 4,240 | 4,583 | 2.2 mi | 63 |
| MT-300784 Dirt · Off grid | 2.5 | Feb 28, 2024 | $7,500 | 3,033 | 5,450 | 10.5 mi | 62 |
Show adjustment detail for the top comp
- Tract size (2.33 ac → 1.61 ac)+0.7%
- Market time (25 mo)+8.6%
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.