Saguache County, CO · Sold

CO-189260

5599 County Road 318

$2,824,600

$3,832/ac · 737 ac

Offer report Market this tract

Acreage737 ac

Price per acre$3,832/ac

ZoningUnzoned

Road accessPaved

UtilitiesFull utilities

TopographyMixed

ListedFeb 14, 2026

Coordinates38.0711, -106.3704

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County GIS boundary

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.

County market

Saguache County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.

View Saguache market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands6.5% of tract

Little to no mapped wetland coverage.

Average slope9.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area654.77 of 737.15 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,551,965

$1,975,154 – $3,128,776 · $3,462/ac on 737 ac

Asking vs estimate

+10.7%

Priced above the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $2,824,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,458,266

$1,978/ac · +30.0% target margin

You need $1,366,334 off asking to hit this margin.

All-in cost$1,582,219

Net resale$2,347,808

Projected profit$765,589

ROI+48.4%

Annualized+69.2%

Break-even resale$2,333/ac

Profit if resale lands off target

-20%

$296,028

-10%

$530,808

$765,589

+10%

$1,000,370

+20%

$1,235,151

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CO-569076 Landlocked · Off grid	645.2	Oct 2, 2024	$716,400	1,110	2,863	7.4 mi	75
CO-508176 Dirt · Power at road	336.1	Nov 6, 2025	$927,700	2,760	3,764	3.6 mi	73
CO-858343 Dirt · Power at road	379.4	Jul 27, 2026	$787,200	2,075	2,847	10.6 mi	72
CO-638965 Dirt · Power at road	595.3	Oct 27, 2025	$1,464,700	2,460	3,987	13.4 mi	71
CO-208468 Dirt · Power at road	415.3	Oct 14, 2025	$801,400	1,930	2,809	10.9 mi	66
CO-448373 Landlocked · Off grid	387.7	Jul 17, 2025	$541,800	1,398	2,996	8.4 mi	65
CO-748181 Gravel · Power at road	337.4	May 14, 2024	$1,393,000	4,129	5,142	3.9 mi	61

Show adjustment detail for the top comp

Tract size (645.16 ac → 737.15 ac)-4.0%
Access (Landlocked → Paved)+73.5%
Utilities (Off grid → Full utilities)+43.5%
Market time (22 mo)+7.9%

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.

Build the listing kit Post a deal or JV