CO-424632
2118 County Road 166
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,034 ft of deeded road frontage.
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 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 $130,354 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 | 9,186 | 4.7 mi | 75 |
| CO-173664 Gravel · Power at road | 12.8 | Jul 27, 2026 | $111,200 | 8,693 | 5,851 | 5.8 mi | 74 |
| CO-785140 Paved · Power at road | 37.3 | Jul 15, 2025 | $475,900 | 12,768 | 8,781 | 10.5 mi | 72 |
| CO-244929 Dirt · Off grid | 32.0 | Jul 22, 2024 | $227,700 | 7,116 | 8,000 | 8.8 mi | 72 |
| CO-185471 Gravel · Off grid | 47.4 | Aug 20, 2025 | $362,500 | 7,652 | 7,609 | 10.2 mi | 72 |
| CO-954161 Gravel · Power at road | 18.3 | Sep 5, 2024 | $221,000 | 12,052 | 9,102 | 7.9 mi | 71 |
| CO-594771 Landlocked · Power at road | 28.5 | Nov 22, 2023 | $197,400 | 6,919 | 8,420 | 6.4 mi | 69 |
| CO-262996 Paved · Power at road | 7.9 | May 16, 2026 | $118,200 | 14,985 | 8,288 | 3.1 mi | 69 |
| CO-965403 Gravel · Power at road | 45.1 | Oct 24, 2025 | $390,800 | 8,668 | 7,205 | 8.6 mi | 68 |
| CO-283861 Dirt · Full utilities | 14.8 | Jun 29, 2024 | $140,300 | 9,502 | 6,722 | 3.5 mi | 68 |
Show adjustment detail for the top comp
- Tract size (51.37 ac → 25.79 ac)+12.8%
- 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.