VA-218742
2664 County Road 176
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Bath County, Virginia. Shenandoah and Southside tracts with easement upside.
View Bath 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.
No legal access of record — resale is severely limited.
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 8 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 $488,698 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-238983 Dirt · Power at road | 301.6 | Jul 27, 2026 | $1,532,700 | 5,083 | 3,600 | 2.0 mi | 85 |
| VA-368426 Dirt · Off grid | 201.4 | Jul 27, 2026 | $1,087,900 | 5,400 | 4,012 | 10.0 mi | 85 |
| VA-868821 Dirt · Power at road | 268.2 | Jul 15, 2025 | $740,500 | 2,761 | 1,973 | 6.0 mi | 76 |
| VA-378645 Gravel · Full utilities | 236.1 | Mar 30, 2025 | $1,368,000 | 5,795 | 2,847 | 8.2 mi | 73 |
| VA-609227 Gravel · Full utilities | 359.9 | Dec 1, 2025 | $1,857,800 | 5,162 | 2,789 | 7.2 mi | 73 |
| VA-339612 Gravel · Power at road | 475.6 | Mar 2, 2025 | $2,942,900 | 6,187 | 4,568 | 2.8 mi | 72 |
| VA-989527 Dirt · Power at road | 447.2 | Jan 20, 2026 | $2,246,000 | 5,022 | 4,084 | 5.6 mi | 71 |
| VA-547410 Gravel · Power at road | 96.5 | Sep 6, 2025 | $598,800 | 6,206 | 2,881 | 5.6 mi | 64 |
Show adjustment detail for the top comp
- Tract size (301.56 ac → 253.25 ac)+5.2%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Off grid)-15.0%
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.