CO-584850
6469 County Road 396
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Jackson County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Jackson market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,158 ft of deeded road frontage.
Power at or near the road.
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 $138,260 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-834568 Gravel · Full utilities | 24.6 | Jan 15, 2026 | $308,700 | 12,534 | 12,038 | 2.3 mi | 84 |
| CO-705276 Landlocked · Power at road | 41.1 | Jul 27, 2026 | $266,800 | 6,487 | 11,899 | 9.9 mi | 80 |
| CO-394566 Gravel · Power at road | 24.6 | Nov 22, 2024 | $269,300 | 10,953 | 13,435 | 6.4 mi | 73 |
| CO-476019 Gravel · Power at road | 70.5 | Jul 27, 2026 | $526,200 | 7,469 | 10,405 | 11.8 mi | 71 |
| CO-885462 Gravel · Off grid | 47.1 | Sep 20, 2025 | $528,900 | 11,239 | 17,525 | 9.6 mi | 69 |
| CO-853125 Landlocked · Off grid | 8.7 | Jun 14, 2026 | $50,800 | 5,870 | 10,474 | 14.1 mi | 67 |
| CO-893319 Gravel · Full utilities | 10.0 | Feb 2, 2026 | $153,300 | 15,393 | 13,350 | 7.6 mi | 64 |
Show adjustment detail for the top comp
- Tract size (24.63 ac → 30.21 ac)-3.1%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (7 mo)+2.4%
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.