NM-881440
9477 County Road 185
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Otero County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Otero market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
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 $3,678 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-161714 Gravel · Off grid | 5.0 | Feb 17, 2025 | $5,000 | 1,002 | 1,267 | 2.3 mi | 77 |
| NM-791526 Dirt · Full utilities | 4.4 | Dec 31, 2025 | $8,000 | 1,832 | 1,802 | 11.9 mi | 76 |
| NM-501293 Paved · Full utilities | 3.7 | Oct 27, 2024 | $11,400 | 3,080 | 2,299 | 16.5 mi | 69 |
| NM-252058 Gravel · Power at road | 6.4 | Aug 20, 2025 | $9,500 | 1,477 | 1,576 | 8.7 mi | 68 |
| NM-810899 Landlocked · Full utilities | 2.8 | Mar 16, 2025 | $3,400 | 1,212 | 1,533 | 6.8 mi | 68 |
| NM-530463 Landlocked · Off grid | 2.0 | Feb 26, 2024 | $1,600 | 782 | 1,469 | 5.2 mi | 63 |
| NM-580589 Gravel · Off grid | 2.2 | Nov 2, 2024 | $2,000 | 897 | 1,117 | 14.9 mi | 61 |
| NM-733093 Dirt · Full utilities | 13.6 | Sep 24, 2024 | $13,400 | 985 | 1,100 | 10.2 mi | 54 |
Show adjustment detail for the top comp
- Tract size (5.02 ac → 4.12 ac)+0.8%
- Access (Gravel → Paved)+18.0%
- Market time (18 mo)+6.3%
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.