MT-301155
8958 County Road 231
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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.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $1,747 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-111097 Paved · Off grid | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 6,308 | 4.4 mi | 79 |
| MT-431573 Gravel · Off grid | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 5,382 | 7.8 mi | 78 |
| MT-621703 Dirt · Power at road | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 5,100 | 6.3 mi | 76 |
| MT-790916 Dirt · Full utilities | 2.7 | May 9, 2025 | $18,100 | 6,663 | 5,658 | 4.6 mi | 74 |
| MT-360194 Paved · Power at road | 1.6 | Jan 27, 2026 | $8,400 | 5,196 | 3,769 | 6.5 mi | 74 |
| MT-211209 Gravel · Full utilities | 3.4 | Apr 12, 2024 | $14,200 | 4,240 | 3,249 | 7.7 mi | 73 |
| MT-202520 Dirt · Off grid | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 3,382 | 5.1 mi | 73 |
| MT-550678 Dirt · Off grid | 2.3 | Nov 25, 2024 | $6,000 | 2,636 | 3,256 | 8.7 mi | 73 |
| MT-352799 Dirt · Power at road | 10.6 | Jul 27, 2026 | $53,900 | 5,073 | 5,359 | 7.1 mi | 72 |
| MT-310702 Paved · Power at road | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 5,243 | 4.4 mi | 69 |
Show adjustment detail for the top comp
- Access (Paved → Gravel)-15.3%
- Market time (13 mo)+4.7%
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.