VA-873488
246 County Road 197
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.
Buchanan County, Virginia. Shenandoah and Southside tracts with easement upside.
View Buchanan 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.
402 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 7 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 $28,650 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-733505 Gravel · Off grid | 5.7 | Jul 27, 2026 | $55,400 | 9,713 | 13,522 | 5.6 mi | 85 |
| VA-143458 Dirt · Power at road | 5.5 | Feb 23, 2025 | $51,400 | 9,330 | 13,581 | 2.1 mi | 80 |
| VA-713939 Dirt · Full utilities | 7.8 | Apr 2, 2026 | $97,800 | 12,526 | 14,582 | 2.1 mi | 79 |
| VA-732409 Landlocked · Full utilities | 2.6 | Jul 27, 2026 | $29,300 | 11,374 | 15,756 | 1.0 mi | 76 |
| VA-642395 Landlocked · Power at road | 2.5 | Jul 13, 2025 | $21,300 | 8,352 | 14,725 | 1.0 mi | 70 |
| VA-574556 Gravel · Power at road | 12.2 | Oct 22, 2025 | $166,000 | 13,598 | 17,520 | 3.8 mi | 70 |
| VA-114942 Dirt · Power at road | 16.1 | May 5, 2026 | $205,600 | 12,737 | 19,207 | 7.9 mi | 68 |
Show adjustment detail for the top comp
- Access (Gravel → Paved)+18.0%
- 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.