VT-823960
3194 County Road 197
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Essex County, Vermont. Wooded hill land with current-use tax enrollment.
View Essex 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 9 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 $48,951 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-413713 Gravel · Full utilities | 7.4 | Oct 11, 2025 | $76,300 | 10,368 | 7,476 | 3.7 mi | 77 |
| VT-603843 Paved · Off grid | 8.1 | Jul 8, 2025 | $73,900 | 9,139 | 8,150 | 5.2 mi | 76 |
| VT-534702 Dirt · Power at road | 15.1 | Mar 22, 2025 | $130,800 | 8,677 | 9,638 | 8.4 mi | 74 |
| VT-822668 Dirt · Off grid | 3.5 | Jul 27, 2026 | $20,800 | 6,034 | 6,784 | 6.0 mi | 74 |
| VT-494608 Paved · Power at road | 14.1 | Oct 8, 2025 | $179,800 | 12,768 | 10,040 | 5.3 mi | 73 |
| VT-354920 Dirt · Full utilities | 17.6 | Apr 19, 2024 | $128,100 | 7,259 | 6,974 | 1.7 mi | 67 |
| VT-192366 Gravel · Off grid | 2.8 | Mar 17, 2026 | $23,000 | 8,284 | 8,079 | 5.6 mi | 66 |
| VT-775542 Gravel · Power at road | 27.7 | Aug 22, 2024 | $264,900 | 9,565 | 10,116 | 5.0 mi | 64 |
| VT-942691 Dirt · Off grid | 3.5 | Jun 30, 2024 | $21,700 | 6,183 | 7,561 | 6.7 mi | 61 |
Show adjustment detail for the top comp
- Tract size (7.36 ac → 8.81 ac)-1.2%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (10 mo)+3.5%
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.