NM-862539
8696 County Road 86
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.
Colfax County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Colfax market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
585 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 $8,890 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-641823 Dirt · Off grid | 5.4 | Jul 27, 2026 | $7,500 | 1,382 | 1,342 | 3.5 mi | 83 |
| NM-362073 Gravel · Off grid | 6.5 | Jun 29, 2025 | $12,400 | 1,900 | 1,674 | 2.1 mi | 75 |
| NM-641644 Landlocked · Off grid | 4.8 | Jul 27, 2026 | $6,200 | 1,291 | 1,576 | 9.7 mi | 75 |
| NM-941379 Landlocked · Off grid | 3.9 | May 12, 2026 | $4,100 | 1,028 | 1,256 | 12.5 mi | 73 |
| NM-940822 Gravel · Off grid | 2.6 | Mar 22, 2026 | $5,400 | 2,068 | 1,706 | 7.9 mi | 70 |
| NM-493808 Dirt · Off grid | 22.9 | Jul 18, 2024 | $26,400 | 1,156 | 1,384 | 3.1 mi | 70 |
| NM-851321 Dirt · Power at road | 3.8 | Feb 3, 2026 | $7,200 | 1,909 | 1,583 | 6.6 mi | 70 |
| NM-481915 Dirt · Full utilities | 5.8 | Jun 28, 2025 | $12,800 | 2,210 | 1,568 | 9.6 mi | 70 |
| NM-953673 Paved · Full utilities | 20.8 | Jul 27, 2026 | $65,700 | 3,165 | 1,751 | 14.9 mi | 67 |
| NM-163206 Dirt · Full utilities | 14.8 | Jun 14, 2025 | $22,400 | 1,515 | 1,156 | 15.2 mi | 66 |
Show adjustment detail for the top comp
- Tract size (5.43 ac → 9.12 ac)-3.1%
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.