VT-657482
8312 County Road 253
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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?
3 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.
2,012 ft of deeded road frontage.
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 $267,278 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 | 6,636 | 7.8 mi | 85 |
| VT-177833 Dirt · Power at road | 145.7 | Jul 27, 2026 | $512,900 | 3,521 | 6,310 | 9.3 mi | 79 |
| VT-687154 Dirt · Full utilities | 89.1 | Apr 3, 2025 | $476,900 | 5,354 | 7,327 | 5.8 mi | 74 |
| VT-627814 Gravel · Power at road | 143.7 | Sep 24, 2024 | $642,800 | 4,474 | 7,399 | 3.2 mi | 72 |
| VT-476813 Dirt · Off grid | 69.6 | Nov 11, 2024 | $284,900 | 4,095 | 7,715 | 1.2 mi | 69 |
| VT-715762 Dirt · Full utilities | 32.5 | Jul 27, 2026 | $217,100 | 6,683 | 7,052 | 8.9 mi | 69 |
| VT-578568 Gravel · Off grid | 248.1 | Apr 20, 2025 | $700,600 | 2,824 | 6,246 | 5.3 mi | 68 |
| VT-996850 Gravel · Power at road | 71.5 | Oct 10, 2024 | $375,700 | 5,257 | 7,308 | 4.1 mi | 67 |
| VT-188811 Gravel · Full utilities | 295.8 | Oct 21, 2025 | $798,000 | 2,698 | 4,286 | 8.1 mi | 66 |
Show adjustment detail for the top comp
- Tract size (88.87 ac → 112.95 ac)-5.7%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Full utilities)+22.0%
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.