VT-603843
6494 County Road 25
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
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 $33,228 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-823960 Dirt · Power at road | 8.8 | May 12, 2026 | $95,200 | 10,801 | 12,812 | 5.2 mi | 82 |
| VT-413713 Gravel · Full utilities | 7.4 | Oct 11, 2025 | $76,300 | 10,368 | 8,772 | 8.8 mi | 75 |
| VT-494608 Paved · Power at road | 14.1 | Oct 8, 2025 | $179,800 | 12,768 | 11,780 | 1.1 mi | 75 |
| VT-822668 Dirt · Off grid | 3.5 | Jul 27, 2026 | $20,800 | 6,034 | 7,959 | 5.5 mi | 74 |
| VT-942691 Dirt · Off grid | 3.5 | Jun 30, 2024 | $21,700 | 6,183 | 8,871 | 2.5 mi | 69 |
| VT-192366 Gravel · Off grid | 2.8 | Mar 17, 2026 | $23,000 | 8,284 | 9,479 | 6.1 mi | 68 |
| VT-534702 Dirt · Power at road | 15.1 | Mar 22, 2025 | $130,800 | 8,677 | 11,308 | 10.4 mi | 63 |
| VT-354920 Dirt · Full utilities | 17.6 | Apr 19, 2024 | $128,100 | 7,259 | 8,182 | 6.4 mi | 60 |
| VT-775542 Gravel · Power at road | 27.7 | Aug 22, 2024 | $264,900 | 9,565 | 11,869 | 6.9 mi | 56 |
Show adjustment detail for the top comp
- Tract size (8.81 ac → 8.09 ac)+0.6%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+1.1%
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.