VA-784802
7388 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.
Charlotte County, Virginia. Shenandoah and Southside tracts with easement upside.
View Charlotte market data →Step 1 · Is this a deal?
1 item 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.
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 $115,925 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-273811 Paved · Full utilities | 7.1 | Jul 27, 2026 | $154,400 | 21,680 | 14,233 | 8.0 mi | 77 |
| VA-314357 Dirt · Off grid | 10.6 | Mar 20, 2025 | $93,500 | 8,845 | 12,433 | 4.7 mi | 75 |
| VA-634165 Dirt · Off grid | 9.2 | Jan 26, 2026 | $122,100 | 13,273 | 17,827 | 2.9 mi | 75 |
| VA-403206 Gravel · Power at road | 4.6 | Jul 27, 2026 | $42,700 | 9,312 | 8,604 | 6.8 mi | 73 |
| VA-125624 Gravel · Off grid | 26.5 | Mar 20, 2026 | $186,700 | 7,057 | 9,107 | 9.0 mi | 73 |
| VA-835414 Landlocked · Off grid | 22.7 | Nov 8, 2025 | $111,900 | 4,922 | 9,275 | 6.0 mi | 71 |
| VA-286513 Dirt · Power at road | 50.4 | Mar 17, 2026 | $450,400 | 8,940 | 12,771 | 5.6 mi | 67 |
Show adjustment detail for the top comp
- Tract size (7.12 ac → 14.59 ac)-5.7%
- Access (Paved → Gravel)-15.3%
- Utilities (Full utilities → Power at road)-18.0%
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.