McCone County, MT · Sold

MT-108444

8852 County Road 137

$1,192,300

$1,878/ac · 635 ac

Offer report Market this tract

Acreage635 ac

Price per acre$1,878/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedMay 21, 2026

Coordinates47.5199, -105.8711

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County GIS boundary

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.

County market

McCone County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View McCone market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands19.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.9%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power12,122 ft away

A long utility run — price in solar/off-grid instead.

Buildable area485.56 of 634.92 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,124,279

$809,481 – $1,439,078 · $1,771/ac on 635 ac

Asking vs estimate

+6.1%

Priced above the comp set

Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,192,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$642,445

$1,012/ac · +30.0% target margin

You need $549,855 off asking to hit this margin.

All-in cost$697,053

Net resale$1,034,337

Projected profit$337,284

ROI+48.4%

Annualized+69.2%

Break-even resale$1,193/ac

Profit if resale lands off target

-20%

$130,417

-10%

$233,851

$337,284

+10%

$440,718

+20%

$544,152

Comparable sales6 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-517891 Landlocked · Power at road	425.3	Jul 27, 2026	$440,500	1,036	1,149	12.0 mi	75
MT-148996 Dirt · Full utilities	947.1	Jun 17, 2026	$1,269,200	1,340	1,236	12.8 mi	73
MT-108342 Landlocked · Power at road	589.7	Oct 23, 2024	$1,051,400	1,783	2,345	12.0 mi	70
MT-278510 Dirt · Full utilities	666.0	Jan 3, 2025	$1,337,500	2,008	1,763	17.1 mi	69
MT-526821 Paved · Power at road	195.9	Jun 2, 2026	$651,200	3,323	1,709	10.2 mi	65
MT-847601 Dirt · Power at road	344.8	Aug 16, 2024	$1,002,400	2,908	2,593	10.7 mi	61

Show adjustment detail for the top comp

Tract size (425.34 ac → 634.92 ac)-11.4%
Access (Landlocked → Gravel)+47.1%
Utilities (Power at road → Off grid)-15.0%

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.

Build the listing kit Post a deal or JV