CO-876627
2863 County Road 92
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Cheyenne County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Cheyenne market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
1,544 ft of deeded road frontage.
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 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 $266,659 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-527378 Dirt · Power at road | 188.6 | Jul 27, 2026 | $1,042,400 | 5,528 | 5,438 | 11.0 mi | 76 |
| CO-596090 Dirt · Power at road | 74.2 | Nov 6, 2025 | $405,400 | 5,465 | 4,369 | 4.7 mi | 76 |
| CO-567420 Gravel · Power at road | 194.4 | Jul 27, 2026 | $904,700 | 4,654 | 3,970 | 10.3 mi | 73 |
| CO-547872 Gravel · Off grid | 269.7 | Mar 3, 2025 | $1,581,700 | 5,864 | 6,836 | 4.9 mi | 69 |
| CO-367895 Dirt · Full utilities | 274.2 | May 1, 2025 | $1,895,300 | 6,911 | 6,516 | 1.9 mi | 68 |
| CO-165932 Gravel · Power at road | 66.2 | Oct 5, 2025 | $549,600 | 8,308 | 5,587 | 11.9 mi | 66 |
| CO-427849 Dirt · Off grid | 265.2 | May 18, 2024 | $1,347,900 | 5,082 | 7,070 | 3.5 mi | 66 |
| CO-825651 Dirt · Power at road | 54.0 | Oct 18, 2025 | $350,200 | 6,488 | 4,851 | 14.4 mi | 65 |
| CO-245630 Landlocked · Power at road | 53.1 | Sep 15, 2025 | $315,000 | 5,926 | 5,607 | 10.0 mi | 64 |
| CO-108223 Gravel · Full utilities | 347.8 | Oct 4, 2025 | $3,029,600 | 8,711 | 7,441 | 4.1 mi | 64 |
Show adjustment detail for the top comp
- Tract size (188.56 ac → 109.44 ac)+15.5%
- Utilities (Power at road → Off grid)-15.0%
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.