VA-178228
8196 County Road 185
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.
Botetourt County, Virginia. Shenandoah and Southside tracts with easement upside.
View Botetourt market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
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 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 $250,606 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-447856 Gravel · Off grid | 133.3 | May 24, 2026 | $694,900 | 5,213 | 4,897 | 6.5 mi | 83 |
| VA-108063 Dirt · Power at road | 154.9 | Mar 20, 2026 | $666,400 | 4,303 | 4,188 | 4.6 mi | 81 |
| VA-968419 Gravel · Full utilities | 200.4 | Sep 19, 2025 | $1,202,800 | 6,001 | 4,509 | 5.5 mi | 79 |
| VA-357847 Landlocked · Full utilities | 132.4 | Feb 22, 2025 | $717,700 | 5,419 | 5,478 | 7.8 mi | 69 |
| VA-807162 Dirt · Full utilities | 80.6 | Dec 31, 2025 | $564,000 | 6,996 | 4,778 | 6.4 mi | 68 |
| VA-827607 Gravel · Off grid | 111.3 | Jun 12, 2024 | $799,200 | 7,181 | 6,963 | 11.8 mi | 66 |
| VA-139748 Paved · Off grid | 524.9 | Sep 2, 2025 | $1,770,800 | 3,374 | 4,092 | 4.6 mi | 65 |
| VA-786664 Dirt · Power at road | 56.2 | Dec 20, 2024 | $471,000 | 8,380 | 6,718 | 8.2 mi | 57 |
Show adjustment detail for the top comp
- Tract size (133.29 ac → 174.52 ac)-7.0%
- Market time (3 mo)+1.0%
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.