CO-143189
5878 County Road 317
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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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 8 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 $27,055 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-262996 Paved · Power at road | 7.9 | May 16, 2026 | $118,200 | 14,985 | 7,345 | 6.5 mi | 80 |
| CO-173664 Gravel · Power at road | 12.8 | Jul 27, 2026 | $111,200 | 8,693 | 5,185 | 4.1 mi | 80 |
| CO-542210 Dirt · Full utilities | 4.5 | Jul 27, 2026 | $50,100 | 11,236 | 5,959 | 10.4 mi | 71 |
| CO-283861 Dirt · Full utilities | 14.8 | Jun 29, 2024 | $140,300 | 9,502 | 5,957 | 9.7 mi | 62 |
| CO-594771 Landlocked · Power at road | 28.5 | Nov 22, 2023 | $197,400 | 6,919 | 7,461 | 2.0 mi | 61 |
| CO-954161 Gravel · Power at road | 18.3 | Sep 5, 2024 | $221,000 | 12,052 | 8,066 | 11.7 mi | 59 |
| CO-424632 Dirt · Off grid | 25.8 | Sep 21, 2023 | $223,400 | 8,661 | 8,612 | 8.1 mi | 56 |
| CO-841586 Gravel · Full utilities | 2.8 | Mar 21, 2024 | $31,500 | 11,095 | 5,474 | 11.6 mi | 52 |
Show adjustment detail for the top comp
- Tract size (7.89 ac → 9.07 ac)-1.0%
- Access (Paved → Landlocked)-42.4%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+1.1%
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.