MT-111097
5469 County Road 114
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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?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
421 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $12,828 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 6,359 | 3.6 mi | 82 |
| MT-310702 Paved · Power at road | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 6,194 | 0.5 mi | 79 |
| MT-301155 Gravel · Off grid | 3.2 | May 23, 2025 | $10,600 | 3,287 | 4,085 | 4.4 mi | 79 |
| MT-790916 Dirt · Full utilities | 2.7 | May 9, 2025 | $18,100 | 6,663 | 6,684 | 3.2 mi | 76 |
| MT-211209 Gravel · Full utilities | 3.4 | Apr 12, 2024 | $14,200 | 4,240 | 3,838 | 5.8 mi | 75 |
| MT-360194 Paved · Power at road | 1.6 | Jan 27, 2026 | $8,400 | 5,196 | 4,453 | 6.0 mi | 73 |
| MT-202520 Dirt · Off grid | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 3,996 | 5.3 mi | 72 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 6,026 | 3.0 mi | 72 |
| MT-550850 Landlocked · Power at road | 2.6 | Jun 30, 2024 | $6,000 | 2,327 | 3,721 | 3.9 mi | 71 |
| MT-550678 Dirt · Off grid | 2.3 | Nov 25, 2024 | $6,000 | 2,636 | 3,847 | 7.3 mi | 70 |
Show adjustment detail for the top comp
- Tract size (4.38 ac → 3.1 ac)+1.2%
- Access (Gravel → Paved)+18.0%
- Market time (8 mo)+2.7%
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.