VA-587477
210 County Road 21
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.
Charlotte County, Virginia. Shenandoah and Southside tracts with easement upside.
View Charlotte 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.
2,181 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 10 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 $286,169 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-157441 Dirt · Off grid | 98.7 | Jul 27, 2026 | $415,700 | 4,213 | 5,739 | 8.3 mi | 89 |
| VA-287256 Gravel · Power at road | 86.3 | Jul 27, 2026 | $778,600 | 9,021 | 8,697 | 3.7 mi | 88 |
| VA-207298 Dirt · Power at road | 89.0 | Jul 27, 2026 | $593,200 | 6,667 | 7,529 | 4.3 mi | 86 |
| VA-767778 Gravel · Off grid | 126.0 | Jul 27, 2026 | $827,700 | 6,571 | 8,186 | 11.4 mi | 85 |
| VA-896883 Dirt · Off grid | 65.9 | Jul 27, 2026 | $541,000 | 8,214 | 10,183 | 6.2 mi | 82 |
| VA-826947 Gravel · Power at road | 69.0 | Feb 21, 2026 | $602,300 | 8,729 | 8,136 | 7.1 mi | 79 |
| VA-286513 Dirt · Power at road | 50.4 | Mar 17, 2026 | $450,400 | 8,940 | 9,039 | 7.1 mi | 72 |
| VA-277075 Dirt · Power at road | 75.7 | Feb 7, 2024 | $597,100 | 7,887 | 9,463 | 1.6 mi | 71 |
| VA-687043 Dirt · Off grid | 74.0 | Jul 9, 2025 | $381,200 | 5,153 | 6,845 | 11.8 mi | 68 |
| VA-608157 Gravel · Full utilities | 165.8 | Dec 17, 2024 | $2,063,500 | 12,448 | 12,404 | 9.4 mi | 67 |
Show adjustment detail for the top comp
- Tract size (98.68 ac → 101.29 ac)-0.6%
- Access (Dirt → Gravel)+16.3%
- 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.