NM-266780
8659 County Road 11
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Roosevelt County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Roosevelt market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 10 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 $24,932 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-437405 Dirt · Power at road | 309.8 | Apr 13, 2026 | $350,600 | 1,132 | 878 | 1.6 mi | 82 |
| NM-217150 Gravel · Full utilities | 257.5 | Jun 8, 2026 | $455,500 | 1,769 | 911 | 3.2 mi | 81 |
| NM-796752 Gravel · Full utilities | 193.0 | Oct 18, 2025 | $466,900 | 2,419 | 1,179 | 5.5 mi | 79 |
| NM-147948 Landlocked · Full utilities | 459.1 | Jul 27, 2026 | $513,100 | 1,118 | 998 | 10.4 mi | 72 |
| NM-555668 Dirt · Off grid | 88.0 | Jul 27, 2026 | $100,900 | 1,146 | 737 | 10.3 mi | 72 |
| NM-305349 Dirt · Full utilities | 69.9 | Mar 22, 2026 | $104,200 | 1,491 | 642 | 1.7 mi | 70 |
| NM-185284 Dirt · Off grid | 66.7 | Nov 7, 2025 | $90,500 | 1,357 | 843 | 6.5 mi | 70 |
| NM-615618 Dirt · Power at road | 84.9 | Jul 27, 2026 | $100,100 | 1,179 | 639 | 11.1 mi | 69 |
| NM-887984 Gravel · Power at road | 471.2 | Oct 27, 2025 | $591,800 | 1,256 | 967 | 5.5 mi | 66 |
| NM-567742 Gravel · Off grid | 395.5 | Jun 30, 2025 | $298,400 | 755 | 657 | 10.5 mi | 65 |
Show adjustment detail for the top comp
- Tract size (309.8 ac → 196.99 ac)+13.8%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Power at road → Off grid)-15.0%
- Market time (4 mo)+1.4%
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.