CO-939596
8392 County Road 33
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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.
Access by easement; pull and read the recorded document.
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 $2,185,008 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-619248 Landlocked · Full utilities | 730.8 | Jul 27, 2026 | $2,857,500 | 3,910 | 3,714 | 13.6 mi | 76 |
| CO-409978 Gravel · Power at road | 1240.1 | Jun 27, 2025 | $4,239,300 | 3,419 | 3,318 | 5.8 mi | 75 |
| CO-609755 Gravel · Power at road | 1055.1 | Feb 17, 2025 | $3,425,000 | 3,246 | 3,039 | 13.0 mi | 72 |
| CO-618753 Paved · Off grid | 510.6 | Apr 8, 2026 | $2,556,100 | 5,006 | 3,571 | 11.0 mi | 71 |
| CO-839271 Gravel · Full utilities | 743.0 | Aug 6, 2025 | $3,865,900 | 5,203 | 3,516 | 14.7 mi | 71 |
| CO-959353 Gravel · Full utilities | 788.5 | Jun 18, 2024 | $4,047,100 | 5,132 | 3,694 | 12.8 mi | 68 |
| CO-968724 Gravel · Power at road | 499.9 | May 2, 2025 | $2,756,800 | 5,514 | 4,071 | 9.6 mi | 67 |
| CO-658923 Landlocked · Off grid | 577.5 | Sep 30, 2025 | $1,251,600 | 2,167 | 2,845 | 17.1 mi | 66 |
Show adjustment detail for the top comp
- Tract size (730.77 ac → 940.3 ac)-7.5%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Full utilities → Off grid)-30.3%
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.