CO-833302
8099 County Road 396
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Larimer County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Larimer market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
740 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $43,412 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-143229 Gravel · Full utilities | 9.3 | Apr 30, 2026 | $108,100 | 11,579 | 6,995 | 8.9 mi | 85 |
| CO-912620 Landlocked · Full utilities | 6.0 | Jul 27, 2026 | $36,100 | 6,009 | 5,138 | 5.3 mi | 78 |
| CO-484151 Dirt · Power at road | 18.2 | Jun 18, 2026 | $108,000 | 5,930 | 5,394 | 4.9 mi | 77 |
| CO-763324 Gravel · Off grid | 10.0 | Oct 24, 2025 | $62,500 | 6,251 | 5,566 | 12.2 mi | 77 |
| CO-563480 Dirt · Off grid | 11.2 | Dec 9, 2024 | $84,400 | 7,535 | 8,155 | 11.6 mi | 73 |
| CO-171949 Paved · Off grid | 3.7 | Jul 27, 2026 | $22,800 | 6,191 | 4,286 | 8.8 mi | 71 |
| CO-562362 Dirt · Full utilities | 5.0 | Jun 16, 2025 | $55,400 | 11,129 | 7,802 | 14.0 mi | 64 |
Show adjustment detail for the top comp
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (4 mo)+1.2%
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.