CO-655003
2275 County Road 396
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Grand County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Grand market data →Step 1 · Is this a deal?
2 items 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.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $82,699 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-876358 Paved · Off grid | 90.1 | Jul 19, 2025 | $706,100 | 7,840 | 5,783 | 2.2 mi | 72 |
| CO-604392 Paved · Power at road | 21.7 | Oct 13, 2025 | $189,300 | 8,732 | 4,140 | 11.3 mi | 68 |
| CO-862764 Paved · Off grid | 6.7 | Jul 27, 2026 | $86,200 | 12,921 | 6,252 | 9.5 mi | 65 |
| CO-935845 Paved · Power at road | 62.1 | Aug 18, 2024 | $684,000 | 11,013 | 6,577 | 3.4 mi | 65 |
| CO-793252 Dirt · Off grid | 9.5 | Feb 8, 2025 | $58,000 | 6,115 | 4,413 | 4.1 mi | 61 |
| CO-326387 Paved · Off grid | 92.0 | Nov 16, 2024 | $751,500 | 8,170 | 6,220 | 8.6 mi | 60 |
| CO-886954 Dirt · Full utilities | 138.7 | Oct 5, 2024 | $616,200 | 4,443 | 3,603 | 4.4 mi | 56 |
Show adjustment detail for the top comp
- Tract size (90.06 ac → 33.75 ac)+22.5%
- Access (Paved → Landlocked)-42.4%
- Market time (13 mo)+4.5%
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.