VT-812431
845 County Road 194
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Franklin County, Vermont. Wooded hill land with current-use tax enrollment.
View Franklin 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.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $4,038 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-382504 Dirt · Off grid | 3.1 | Mar 21, 2026 | $22,100 | 7,187 | 6,809 | 0.9 mi | 85 |
| VT-552466 Gravel · Full utilities | 3.0 | Dec 12, 2023 | $30,500 | 10,244 | 6,357 | 5.6 mi | 76 |
| VT-572821 Gravel · Full utilities | 3.9 | Feb 14, 2025 | $37,800 | 9,804 | 5,862 | 4.2 mi | 76 |
| VT-372855 Landlocked · Off grid | 4.0 | Jun 14, 2025 | $28,500 | 7,199 | 8,976 | 3.3 mi | 76 |
| VT-481585 Paved · Power at road | 1.6 | Jul 27, 2026 | $28,100 | 17,795 | 10,143 | 8.3 mi | 76 |
| VT-893501 Paved · Power at road | 6.3 | Jul 27, 2026 | $72,600 | 11,485 | 6,846 | 7.9 mi | 74 |
| VT-743690 Gravel · Power at road | 7.2 | Mar 10, 2026 | $55,300 | 7,644 | 5,506 | 3.7 mi | 71 |
| VT-390884 Dirt · Off grid | 0.9 | Jul 27, 2026 | $5,700 | 5,956 | 5,445 | 5.9 mi | 69 |
| VT-643632 Dirt · Power at road | 6.9 | Nov 5, 2025 | $51,200 | 7,371 | 6,245 | 9.2 mi | 66 |
| VT-133572 Gravel · Off grid | 6.7 | Feb 13, 2025 | $64,000 | 9,618 | 8,467 | 3.5 mi | 64 |
Show adjustment detail for the top comp
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Power at road)+17.6%
- 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.