VT-372855
3944 County Road 165
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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.
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 $14,124 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 | 5,730 | 3.8 mi | 81 |
| VT-812431 Landlocked · Power at road | 2.9 | Aug 31, 2025 | $14,400 | 4,963 | 4,344 | 3.3 mi | 77 |
| VT-572821 Gravel · Full utilities | 3.9 | Feb 14, 2025 | $37,800 | 9,804 | 4,933 | 3.9 mi | 76 |
| VT-893501 Paved · Power at road | 6.3 | Jul 27, 2026 | $72,600 | 11,485 | 5,761 | 11.0 mi | 74 |
| VT-743690 Gravel · Power at road | 7.2 | Mar 10, 2026 | $55,300 | 7,644 | 4,633 | 4.8 mi | 72 |
| VT-133572 Gravel · Off grid | 6.7 | Feb 13, 2025 | $64,000 | 9,618 | 7,125 | 1.5 mi | 71 |
| VT-481585 Paved · Power at road | 1.6 | Jul 27, 2026 | $28,100 | 17,795 | 8,535 | 11.1 mi | 68 |
| VT-153529 Landlocked · Off grid | 6.5 | Mar 3, 2024 | $33,800 | 5,248 | 5,921 | 8.0 mi | 67 |
| VT-643632 Dirt · Power at road | 6.9 | Nov 5, 2025 | $51,200 | 7,371 | 5,255 | 11.6 mi | 66 |
| VT-552466 Gravel · Full utilities | 3.0 | Dec 12, 2023 | $30,500 | 10,244 | 5,349 | 8.4 mi | 65 |
Show adjustment detail for the top comp
- Tract size (3.07 ac → 3.96 ac)-0.8%
- Access (Dirt → Landlocked)-20.9%
- 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.