CO-244929
8805 County Road 191
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
785 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $82,073 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-265583 Paved · Power at road | 51.4 | Jul 27, 2026 | $673,600 | 13,112 | 8,881 | 5.1 mi | 83 |
| CO-173664 Gravel · Power at road | 12.8 | Jul 27, 2026 | $111,200 | 8,693 | 5,657 | 10.1 mi | 73 |
| CO-424632 Dirt · Off grid | 25.8 | Sep 21, 2023 | $223,400 | 8,661 | 9,395 | 8.8 mi | 70 |
| CO-785140 Paved · Power at road | 37.3 | Jul 15, 2025 | $475,900 | 12,768 | 8,490 | 14.5 mi | 70 |
| CO-226367 Paved · Power at road | 90.7 | Jul 27, 2026 | $723,700 | 7,983 | 6,134 | 8.6 mi | 68 |
| CO-965403 Gravel · Power at road | 45.1 | Oct 24, 2025 | $390,800 | 8,668 | 6,966 | 15.9 mi | 67 |
| CO-185471 Gravel · Off grid | 47.4 | Aug 20, 2025 | $362,500 | 7,652 | 7,357 | 16.4 mi | 67 |
| CO-954161 Gravel · Power at road | 18.3 | Sep 5, 2024 | $221,000 | 12,052 | 8,800 | 3.1 mi | 66 |
| CO-594771 Landlocked · Power at road | 28.5 | Nov 22, 2023 | $197,400 | 6,919 | 8,140 | 12.2 mi | 66 |
| CO-283861 Dirt · Full utilities | 14.8 | Jun 29, 2024 | $140,300 | 9,502 | 6,499 | 11.8 mi | 60 |
Show adjustment detail for the top comp
- Tract size (51.37 ac → 31.99 ac)+9.1%
- Access (Paved → Dirt)-27.1%
- Utilities (Power at road → Off grid)-15.0%
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.