NY-929166
3635 County Road 385
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.
Orange County, New York. Upstate and Southern Tier acreage well below downstate expectations.
View Orange 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.
1,660 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 3 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 $522,702 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NY-937922 Gravel · Power at road | 170.9 | Feb 15, 2026 | $1,121,800 | 6,565 | 3,782 | 5.9 mi | 67 |
| NY-478138 Dirt · Full utilities | 199.8 | Apr 21, 2025 | $1,141,300 | 5,711 | 3,385 | 8.5 mi | 65 |
| NY-455975 Landlocked · Power at road | 41.7 | Apr 23, 2025 | $252,200 | 6,049 | 3,810 | 3.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (170.89 ac → 420.83 ac)-22.8%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (6 mo)+2.1%
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.