MT-413296
269 County Road 22
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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
657 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 9 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 $29,526 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-352799 Dirt · Power at road | 10.6 | Jul 27, 2026 | $53,900 | 5,073 | 4,176 | 2.3 mi | 84 |
| MT-893234 Dirt · Power at road | 14.6 | Jan 28, 2026 | $61,000 | 4,186 | 3,622 | 7.8 mi | 82 |
| MT-202520 Dirt · Off grid | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 2,635 | 8.4 mi | 79 |
| MT-744496 Gravel · Off grid | 36.4 | Jul 27, 2026 | $150,200 | 4,131 | 4,025 | 11.0 mi | 76 |
| MT-643892 Dirt · Power at road | 23.5 | Aug 4, 2025 | $71,600 | 3,052 | 2,855 | 9.7 mi | 75 |
| MT-652601 Dirt · Power at road | 9.2 | Aug 10, 2024 | $36,600 | 3,977 | 3,503 | 1.1 mi | 71 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 3,974 | 2.3 mi | 67 |
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 4,194 | 4.8 mi | 66 |
| MT-232227 Dirt · Power at road | 7.0 | Oct 12, 2024 | $31,700 | 4,508 | 3,872 | 8.4 mi | 63 |
Show adjustment detail for the top comp
- Tract size (10.63 ac → 15.24 ac)-3.4%
- 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.