Berkshire County, MA · Sold

MA-947634

1391 County Road 263

$1,313,100

$20,826/ac · 63.05 ac

Offer report Market this tract

Acreage63.05 ac

Price per acre$20,826/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographyFlat

ListedFeb 25, 2026

Coordinates42.4336, -73.2752

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County GIS boundary

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.

County market

Berkshire County, Massachusetts. Very limited raw supply; wetlands review drives most deals.

View Berkshire market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands34.0% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.8%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power216 ft away

Power at or near the road.

Buildable area39.53 of 63.05 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,290,731

$1,005,985 – $1,575,478 · $20,472/ac on 63.05 ac

Asking vs estimate

+1.7%

In line with the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,313,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$737,561

$11,698/ac · +30.0% target margin

You need $575,539 off asking to hit this margin.

All-in cost$800,254

Net resale$1,187,473

Projected profit$387,219

ROI+48.4%

Annualized+69.2%

Break-even resale$13,796/ac

Profit if resale lands off target

-20%

$149,725

-10%

$268,472

$387,219

+10%

$505,967

+20%

$624,714

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-847502 Paved · Off grid	57.3	Jul 24, 2026	$782,500	13,657	15,782	6.6 mi	86
MA-838464 Landlocked · Full utilities	115.0	Jul 27, 2026	$1,532,400	13,322	21,888	7.6 mi	79
MA-896871 Dirt · Full utilities	36.3	Jul 27, 2026	$556,400	15,337	15,508	4.0 mi	77
MA-928407 Landlocked · Off grid	110.4	Jan 16, 2026	$947,900	8,588	20,483	8.2 mi	70
MA-326396 Dirt · Off grid	25.7	Jan 24, 2025	$530,400	20,623	30,100	1.0 mi	65
MA-106638 Gravel · Power at road	30.6	Jan 26, 2025	$543,000	17,722	19,422	8.8 mi	63
MA-928596 Gravel · Off grid	126.6	Mar 25, 2025	$1,622,400	12,817	22,247	8.1 mi	63

Show adjustment detail for the top comp

Tract size (57.3 ac → 63.05 ac)-2.0%
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.

Build the listing kit Post a deal or JV