CO-698164
7806 County Road 86
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.
Prowers County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Prowers market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
2,770 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 7 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 $246,312 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-808429 Landlocked · Off grid | 403.8 | Jun 21, 2026 | $1,428,700 | 3,539 | 6,842 | 1.5 mi | 88 |
| CO-758077 Dirt · Full utilities | 312.9 | Oct 27, 2024 | $2,516,600 | 8,044 | 8,494 | 1.2 mi | 81 |
| CO-667175 Dirt · Power at road | 162.8 | Feb 20, 2025 | $687,300 | 4,222 | 4,468 | 3.2 mi | 73 |
| CO-538871 Paved · Power at road | 556.1 | Oct 18, 2024 | $3,818,500 | 6,866 | 7,661 | 1.1 mi | 69 |
| CO-738690 Landlocked · Full utilities | 487.8 | Dec 27, 2023 | $1,810,700 | 3,712 | 5,841 | 5.7 mi | 67 |
| CO-959450 Gravel · Off grid | 845.9 | Dec 8, 2024 | $2,372,000 | 2,804 | 4,912 | 5.9 mi | 65 |
| CO-427182 Gravel · Full utilities | 163.6 | Mar 16, 2025 | $1,848,300 | 11,298 | 8,417 | 9.3 mi | 64 |
Show adjustment detail for the top comp
- Tract size (403.75 ac → 333.23 ac)+5.8%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (2 mo)+0.6%
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.