NM-306549
7886 County Road 196
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Chaves County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Chaves market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 $63,456 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-945742 Dirt · Power at road | 92.9 | Jul 4, 2026 | $93,500 | 1,006 | 688 | 6.5 mi | 81 |
| NM-266151 Gravel · Full utilities | 124.9 | Jul 16, 2026 | $172,000 | 1,377 | 714 | 10.2 mi | 77 |
| NM-435391 Gravel · Off grid | 72.0 | Jul 9, 2026 | $75,600 | 1,050 | 684 | 2.0 mi | 74 |
| NM-137701 Dirt · Power at road | 383.9 | Jul 6, 2026 | $254,700 | 663 | 669 | 10.6 mi | 71 |
| NM-286663 Dirt · Power at road | 181.0 | Jan 17, 2025 | $107,900 | 596 | 514 | 14.5 mi | 71 |
| NM-548273 Landlocked · Full utilities | 581.0 | Jul 27, 2026 | $222,300 | 383 | 452 | 17.7 mi | 69 |
| NM-326103 Gravel · Full utilities | 120.6 | Dec 5, 2024 | $122,300 | 1,014 | 556 | 6.5 mi | 68 |
| NM-596357 Dirt · Full utilities | 145.0 | Jul 11, 2024 | $122,100 | 842 | 572 | 16.7 mi | 65 |
| NM-837020 Paved · Off grid | 234.4 | Jan 17, 2025 | $196,400 | 838 | 666 | 12.2 mi | 65 |
| NM-207581 Gravel · Full utilities | 351.9 | Nov 24, 2025 | $334,900 | 952 | 676 | 14.6 mi | 63 |
Show adjustment detail for the top comp
- Tract size (92.87 ac → 166.64 ac)-14.0%
- Access (Dirt → Landlocked)-20.9%
- Market time (1 mo)+0.5%
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.