MT-550678
2202 County Road 140
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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.
146 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $1,139 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-790916 Dirt · Full utilities | 2.7 | May 9, 2025 | $18,100 | 6,663 | 4,910 | 4.5 mi | 77 |
| MT-360194 Paved · Power at road | 1.6 | Jan 27, 2026 | $8,400 | 5,196 | 3,271 | 13.2 mi | 75 |
| MT-301155 Gravel · Off grid | 3.2 | May 23, 2025 | $10,600 | 3,287 | 3,001 | 8.7 mi | 75 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 4,427 | 4.6 mi | 74 |
| MT-300784 Dirt · Off grid | 2.5 | Feb 28, 2024 | $7,500 | 3,033 | 3,353 | 8.9 mi | 73 |
| MT-111097 Paved · Off grid | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 5,475 | 7.3 mi | 73 |
| MT-310702 Paved · Power at road | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 4,550 | 7.8 mi | 72 |
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 4,672 | 6.7 mi | 71 |
| MT-550850 Landlocked · Power at road | 2.6 | Jun 30, 2024 | $6,000 | 2,327 | 2,734 | 10.0 mi | 69 |
| MT-211209 Gravel · Full utilities | 3.4 | Apr 12, 2024 | $14,200 | 4,240 | 2,820 | 13.1 mi | 61 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Off grid)-30.3%
- Market time (15 mo)+5.3%
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.