VT-746645
2863 County Road 294
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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?
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.
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 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 $121,585 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-516632 Paved · Power at road | 61.0 | Mar 21, 2026 | $534,300 | 8,755 | 4,353 | 6.9 mi | 82 |
| VT-406862 Dirt · Full utilities | 72.1 | Apr 1, 2026 | $681,500 | 9,455 | 5,477 | 6.3 mi | 79 |
| VT-537020 Landlocked · Power at road | 80.8 | Aug 4, 2025 | $385,600 | 4,770 | 4,496 | 9.0 mi | 78 |
| VT-276076 Gravel · Power at road | 40.8 | Jan 14, 2026 | $276,500 | 6,779 | 3,697 | 3.0 mi | 75 |
| VT-807561 Gravel · Power at road | 119.6 | Mar 2, 2026 | $668,000 | 5,585 | 3,849 | 7.8 mi | 74 |
| VT-718252 Landlocked · Power at road | 197.3 | Jul 27, 2026 | $1,001,900 | 5,078 | 5,786 | 6.9 mi | 71 |
| VT-447955 Gravel · Off grid | 159.1 | Nov 26, 2025 | $711,800 | 4,473 | 3,952 | 9.2 mi | 65 |
| VT-354920 Dirt · Full utilities | 17.6 | Apr 19, 2024 | $128,100 | 7,259 | 3,561 | 4.3 mi | 61 |
| VT-775542 Gravel · Power at road | 27.7 | Aug 22, 2024 | $264,900 | 9,565 | 5,165 | 8.1 mi | 60 |
Show adjustment detail for the top comp
- Access (Paved → Landlocked)-42.4%
- Utilities (Power at road → Off grid)-15.0%
- Market time (5 mo)+1.7%
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.