CO-262996
5866 County Road 389
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $55,772 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-173664 Gravel · Power at road | 12.8 | Jul 27, 2026 | $111,200 | 8,693 | 10,689 | 5.8 mi | 79 |
| CO-143189 Landlocked · Off grid | 9.1 | Oct 4, 2025 | $52,100 | 5,744 | 12,272 | 6.5 mi | 76 |
| CO-542210 Dirt · Full utilities | 4.5 | Jul 27, 2026 | $50,100 | 11,236 | 12,286 | 13.9 mi | 72 |
| CO-283861 Dirt · Full utilities | 14.8 | Jun 29, 2024 | $140,300 | 9,502 | 12,281 | 3.2 mi | 69 |
| CO-954161 Gravel · Power at road | 18.3 | Sep 5, 2024 | $221,000 | 12,052 | 16,629 | 10.5 mi | 60 |
| CO-911288 Gravel · Power at road | 2.3 | Mar 4, 2025 | $21,400 | 9,366 | 11,140 | 10.5 mi | 57 |
| CO-424632 Dirt · Off grid | 25.8 | Sep 21, 2023 | $223,400 | 8,661 | 17,754 | 3.1 mi | 56 |
| CO-841586 Gravel · Full utilities | 2.8 | Mar 21, 2024 | $31,500 | 11,095 | 11,286 | 9.1 mi | 55 |
Show adjustment detail for the top comp
- Tract size (12.79 ac → 7.89 ac)+4.0%
- Access (Gravel → Paved)+18.0%
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.