VT-133572
1761 County Road 264
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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?
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.
421 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $46,905 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-893501 Paved · Power at road | 6.3 | Jul 27, 2026 | $72,600 | 11,485 | 8,267 | 10.5 mi | 86 |
| VT-743690 Gravel · Power at road | 7.2 | Mar 10, 2026 | $55,300 | 7,644 | 6,649 | 3.7 mi | 85 |
| VT-643632 Dirt · Power at road | 6.9 | Nov 5, 2025 | $51,200 | 7,371 | 7,542 | 10.7 mi | 80 |
| VT-573702 Dirt · Power at road | 7.3 | Oct 24, 2024 | $47,300 | 6,473 | 6,923 | 9.8 mi | 75 |
| VT-372855 Landlocked · Off grid | 4.0 | Jun 14, 2025 | $28,500 | 7,199 | 10,840 | 1.5 mi | 73 |
| VT-382504 Dirt · Off grid | 3.1 | Mar 21, 2026 | $22,100 | 7,187 | 8,223 | 4.3 mi | 73 |
| VT-153529 Landlocked · Off grid | 6.5 | Mar 3, 2024 | $33,800 | 5,248 | 8,498 | 8.6 mi | 72 |
| VT-572821 Gravel · Full utilities | 3.9 | Feb 14, 2025 | $37,800 | 9,804 | 7,080 | 5.3 mi | 69 |
| VT-625137 Dirt · Off grid | 20.7 | Jul 12, 2025 | $183,700 | 8,893 | 11,997 | 6.6 mi | 67 |
| VT-812431 Landlocked · Power at road | 2.9 | Aug 31, 2025 | $14,400 | 4,963 | 6,234 | 3.5 mi | 67 |
Show adjustment detail for the top comp
- Access (Paved → Gravel)-15.3%
- Utilities (Power at road → Off grid)-15.0%
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.