WI-605006
3213 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.
Dane County, Wisconsin. Driftless recreational tracts and northwoods hunting land.
View Dane market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $44,406 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WI-834595 Paved · Power at road | 16.7 | Jul 27, 2026 | $98,400 | 5,880 | 2,780 | 4.3 mi | 85 |
| WI-474874 Gravel · Off grid | 20.5 | Jan 27, 2026 | $60,500 | 2,954 | 2,029 | 1.1 mi | 84 |
| WI-374875 Dirt · Off grid | 20.5 | May 12, 2025 | $83,500 | 4,070 | 3,346 | 4.6 mi | 82 |
| WI-995262 Gravel · Off grid | 27.1 | Sep 22, 2024 | $95,100 | 3,503 | 2,642 | 2.0 mi | 80 |
| WI-244909 Dirt · Off grid | 21.0 | Sep 28, 2025 | $36,900 | 1,754 | 1,425 | 9.1 mi | 77 |
| WI-285485 Dirt · Off grid | 31.9 | Nov 4, 2025 | $102,800 | 3,222 | 2,773 | 4.8 mi | 76 |
| WI-115283 Gravel · Power at road | 27.6 | Jul 13, 2025 | $148,200 | 5,379 | 3,348 | 10.2 mi | 72 |
| WI-113352 Dirt · Off grid | 6.8 | Aug 21, 2025 | $17,700 | 2,606 | 1,915 | 0.4 mi | 71 |
| WI-914376 Landlocked · Power at road | 14.3 | Dec 23, 2023 | $30,900 | 2,165 | 1,936 | 9.9 mi | 64 |
| WI-796390 Dirt · Full utilities | 61.5 | Jun 9, 2024 | $337,800 | 5,498 | 3,948 | 6.5 mi | 62 |
Show adjustment detail for the top comp
- Tract size (16.74 ac → 22.55 ac)-3.7%
- Access (Paved → Landlocked)-42.4%
- 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.