MA-495694
6966 County Road 385
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.
Dukes County, Massachusetts. Very limited raw supply; wetlands review drives most deals.
View Dukes market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 6 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 $376,865 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MA-865805 Landlocked · Power at road | 16.8 | Jun 29, 2025 | $301,300 | 17,977 | 27,942 | 7.3 mi | 82 |
| MA-115226 Landlocked · Off grid | 11.0 | Jul 27, 2026 | $257,700 | 23,383 | 39,233 | 2.6 mi | 81 |
| MA-513605 Gravel · Power at road | 3.4 | Jun 13, 2026 | $93,000 | 27,284 | 24,903 | 5.0 mi | 74 |
| MA-456666 Paved · Power at road | 31.3 | Aug 12, 2024 | $1,018,500 | 32,572 | 32,933 | 3.6 mi | 70 |
| MA-434128 Gravel · Off grid | 5.0 | Feb 20, 2026 | $163,200 | 32,828 | 36,232 | 4.0 mi | 69 |
| MA-683579 Gravel · Off grid | 3.3 | May 22, 2026 | $103,200 | 30,887 | 33,228 | 8.6 mi | 66 |
Show adjustment detail for the top comp
- Tract size (16.76 ac → 15.46 ac)+0.9%
- Access (Landlocked → Gravel)+47.1%
- Market time (14 mo)+4.7%
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.