MT-705942
3417 County Road 202
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,040 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 5 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 $224,896 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-396626 Gravel · Full utilities | 170.1 | Jul 27, 2026 | $616,300 | 3,623 | 3,387 | 15.4 mi | 79 |
| MT-744496 Gravel · Off grid | 36.4 | Jul 27, 2026 | $150,200 | 4,131 | 3,893 | 1.7 mi | 75 |
| MT-876435 Dirt · Power at road | 148.1 | Jan 23, 2026 | $422,700 | 2,853 | 3,723 | 13.4 mi | 73 |
| MT-526821 Paved · Power at road | 195.9 | Jun 2, 2026 | $651,200 | 3,323 | 3,360 | 18.4 mi | 69 |
| MT-847601 Dirt · Power at road | 344.8 | Aug 16, 2024 | $1,002,400 | 2,908 | 5,097 | 18.0 mi | 57 |
Show adjustment detail for the top comp
- Tract size (170.12 ac → 103.65 ac)+13.8%
- Utilities (Full utilities → Power at road)-18.0%
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.