Grand Isle County, VT · Sold

VT-689191

1924 County Road 399

$1,545,200

$3,967/ac · 390 ac

Offer report Market this tract

Acreage390 ac

Price per acre$3,967/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedJan 26, 2026

Coordinates44.7636, -73.2993

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County GIS boundary

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County market

Grand Isle County, Vermont. Wooded hill land with current-use tax enrollment.

View Grand Isle market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands7.3% of tract

Little to no mapped wetland coverage.

Average slope3.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,864 ft of deeded road frontage.

Power7,082 ft away

A long utility run — price in solar/off-grid instead.

Buildable area343.07 of 389.56 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,437,018

$1,207,496 – $1,666,539 · $3,689/ac on 390 ac

Asking vs estimate

+7.5%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,545,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$821,153

$2,108/ac · +30.0% target margin

You need $724,047 off asking to hit this margin.

All-in cost$890,951

Net resale$1,322,056

Projected profit$431,105

ROI+48.4%

Annualized+69.2%

Break-even resale$2,486/ac

Profit if resale lands off target

-20%

$166,694

-10%

$298,900

$431,105

+10%

$563,311

+20%

$695,517

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VT-299162 Gravel · Off grid	381.5	Mar 30, 2026	$1,852,500	4,856	4,903	4.4 mi	92
VT-639363 Gravel · Power at road	441.3	Jun 19, 2026	$2,021,000	4,580	4,067	2.3 mi	92
VT-859082 Landlocked · Off grid	360.0	Jul 16, 2026	$741,100	2,059	2,968	6.3 mi	90
VT-379146 Landlocked · Power at road	377.1	Jul 27, 2026	$1,015,600	2,693	3,342	2.8 mi	87
VT-519438 Dirt · Full utilities	465.9	Jul 27, 2026	$1,918,600	4,118	3,527	6.2 mi	87
VT-598906 Dirt · Full utilities	316.9	Jan 10, 2026	$1,326,900	4,187	3,272	5.1 mi	82
VT-729326 Paved · Off grid	429.6	Mar 20, 2025	$1,538,800	3,582	3,310	2.1 mi	78
VT-208153 Gravel · Off grid	183.7	Jun 22, 2026	$761,600	4,147	3,362	4.1 mi	78
VT-907952 Gravel · Off grid	158.8	Nov 7, 2025	$886,400	5,583	4,464	4.7 mi	75
VT-918562 Landlocked · Power at road	247.0	Dec 4, 2024	$756,600	3,063	3,592	2.6 mi	69

Show adjustment detail for the top comp

Tract size (381.46 ac → 389.56 ac)-0.6%
Market time (5 mo)+1.6%

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.

Build the listing kit Post a deal or JV