MD-269869
3386 County Road 12
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Dorchester County, Maryland. Eastern Shore farmland and preservation-easement tracts.
View Dorchester market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 $1,790,369 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MD-809899 Dirt · Off grid | 390.4 | May 5, 2025 | $1,471,600 | 3,770 | 6,673 | 2.7 mi | 83 |
| MD-679867 Landlocked · Power at road | 381.4 | Feb 6, 2024 | $1,782,200 | 4,673 | 9,268 | 10.0 mi | 70 |
| MD-478489 Paved · Power at road | 140.6 | Sep 23, 2025 | $1,591,200 | 11,320 | 9,158 | 11.1 mi | 65 |
| MD-318325 Paved · Power at road | 124.8 | Jul 27, 2026 | $1,269,300 | 10,169 | 7,704 | 13.8 mi | 65 |
| MD-408524 Landlocked · Off grid | 144.2 | Jun 16, 2025 | $501,800 | 3,481 | 5,851 | 4.5 mi | 63 |
| MD-788357 Gravel · Off grid | 127.7 | Jun 18, 2025 | $1,205,100 | 9,434 | 10,444 | 10.0 mi | 61 |
| MD-768556 Paved · Full utilities | 147.6 | Nov 23, 2024 | $1,938,000 | 13,134 | 9,120 | 11.1 mi | 59 |
Show adjustment detail for the top comp
- Tract size (390.37 ac → 381.98 ac)+0.6%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (15 mo)+5.4%
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.