MT-396626
8212 County Road 247
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $169,682 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-876435 Dirt · Power at road | 148.1 | Jan 23, 2026 | $422,700 | 2,853 | 3,991 | 2.4 mi | 81 |
| MT-526821 Paved · Power at road | 195.9 | Jun 2, 2026 | $651,200 | 3,323 | 3,603 | 10.1 mi | 79 |
| MT-705942 Gravel · Power at road | 103.7 | Dec 6, 2025 | $462,300 | 4,460 | 4,921 | 15.4 mi | 74 |
| MT-517891 Landlocked · Power at road | 425.3 | Jul 27, 2026 | $440,500 | 1,036 | 2,422 | 11.8 mi | 68 |
| MT-847601 Dirt · Power at road | 344.8 | Aug 16, 2024 | $1,002,400 | 2,908 | 5,465 | 10.6 mi | 64 |
| MT-108342 Landlocked · Power at road | 589.7 | Oct 23, 2024 | $1,051,400 | 1,783 | 4,942 | 11.8 mi | 58 |
Show adjustment detail for the top comp
- Tract size (148.14 ac → 170.12 ac)-3.7%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (7 mo)+2.3%
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.