MT-643892
9382 County Road 311
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
737 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $23,545 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-744496 Gravel · Off grid | 36.4 | Jul 27, 2026 | $150,200 | 4,131 | 4,488 | 7.6 mi | 82 |
| MT-893234 Dirt · Power at road | 14.6 | Jan 28, 2026 | $61,000 | 4,186 | 4,040 | 4.5 mi | 79 |
| MT-352799 Dirt · Power at road | 10.6 | Jul 27, 2026 | $53,900 | 5,073 | 4,657 | 8.7 mi | 76 |
| MT-202520 Dirt · Off grid | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 2,939 | 9.1 mi | 71 |
| MT-413296 Dirt · Off grid | 15.2 | Aug 19, 2024 | $55,800 | 3,658 | 4,421 | 9.7 mi | 71 |
| MT-652601 Dirt · Power at road | 9.2 | Aug 10, 2024 | $36,600 | 3,977 | 3,906 | 10.4 mi | 62 |
| MT-232227 Dirt · Power at road | 7.0 | Oct 12, 2024 | $31,700 | 4,508 | 4,318 | 13.1 mi | 58 |
Show adjustment detail for the top comp
- Tract size (36.36 ac → 23.47 ac)+7.2%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
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.