VT-177833
3913 County Road 197
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Orleans County, Vermont. Wooded hill land with current-use tax enrollment.
View Orleans market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 9 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 $202,845 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-687151 Dirt · Power at road | 88.9 | Jul 27, 2026 | $372,900 | 4,196 | 3,711 | 6.3 mi | 81 |
| VT-657482 Paved · Full utilities | 113.0 | Jul 27, 2026 | $628,900 | 5,568 | 3,121 | 9.3 mi | 79 |
| VT-627814 Gravel · Power at road | 143.7 | Sep 24, 2024 | $642,800 | 4,474 | 4,138 | 10.4 mi | 73 |
| VT-687154 Dirt · Full utilities | 89.1 | Apr 3, 2025 | $476,900 | 5,354 | 4,098 | 4.1 mi | 71 |
| VT-578568 Gravel · Off grid | 248.1 | Apr 20, 2025 | $700,600 | 2,824 | 3,493 | 4.6 mi | 68 |
| VT-476813 Dirt · Off grid | 69.6 | Nov 11, 2024 | $284,900 | 4,095 | 4,315 | 9.5 mi | 67 |
| VT-188811 Gravel · Full utilities | 295.8 | Oct 21, 2025 | $798,000 | 2,698 | 2,397 | 11.7 mi | 64 |
| VT-996850 Gravel · Power at road | 71.5 | Oct 10, 2024 | $375,700 | 5,257 | 4,087 | 10.4 mi | 62 |
| VT-459271 Dirt · Off grid | 412.8 | Mar 14, 2024 | $806,100 | 1,953 | 3,403 | 11.0 mi | 57 |
Show adjustment detail for the top comp
- Tract size (88.87 ac → 145.66 ac)-11.7%
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.