CO-965403
3220 County Road 105
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Montezuma County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Montezuma market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,633 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 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 $192,372 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-185471 Gravel · Off grid | 47.4 | Aug 20, 2025 | $362,500 | 7,652 | 9,466 | 2.5 mi | 82 |
| CO-265583 Paved · Power at road | 51.4 | Jul 27, 2026 | $673,600 | 13,112 | 11,427 | 13.1 mi | 81 |
| CO-226367 Paved · Power at road | 90.7 | Jul 27, 2026 | $723,700 | 7,983 | 7,892 | 10.3 mi | 78 |
| CO-785140 Paved · Power at road | 37.3 | Jul 15, 2025 | $475,900 | 12,768 | 10,923 | 5.9 mi | 76 |
| CO-506672 Gravel · Off grid | 113.1 | Feb 10, 2025 | $779,700 | 6,895 | 10,604 | 5.7 mi | 68 |
| CO-594771 Landlocked · Power at road | 28.5 | Nov 22, 2023 | $197,400 | 6,919 | 10,474 | 4.0 mi | 67 |
| CO-626716 Gravel · Full utilities | 116.7 | Oct 19, 2024 | $1,251,500 | 10,722 | 11,724 | 14.3 mi | 62 |
| CO-244929 Dirt · Off grid | 32.0 | Jul 22, 2024 | $227,700 | 7,116 | 9,951 | 15.9 mi | 62 |
| CO-954161 Gravel · Power at road | 18.3 | Sep 5, 2024 | $221,000 | 12,052 | 11,323 | 13.7 mi | 60 |
| CO-283861 Dirt · Full utilities | 14.8 | Jun 29, 2024 | $140,300 | 9,502 | 8,362 | 9.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (47.37 ac → 45.09 ac)+1.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (12 mo)+4.1%
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.