CO-569076
1166 County Road 285
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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?
5 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.
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 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 $221,093 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-189260 Paved · Full utilities | 737.1 | Jun 2, 2026 | $2,358,500 | 3,200 | 1,350 | 7.4 mi | 85 |
| CO-858343 Dirt · Power at road | 379.4 | Jul 27, 2026 | $787,200 | 2,075 | 1,191 | 4.7 mi | 78 |
| CO-638965 Dirt · Power at road | 595.3 | Oct 27, 2025 | $1,464,700 | 2,460 | 1,668 | 9.9 mi | 75 |
| CO-508176 Dirt · Power at road | 336.1 | Nov 6, 2025 | $927,700 | 2,760 | 1,575 | 7.7 mi | 72 |
| CO-448373 Landlocked · Off grid | 387.7 | Jul 17, 2025 | $541,800 | 1,398 | 1,253 | 10.4 mi | 70 |
| CO-208468 Dirt · Power at road | 415.3 | Oct 14, 2025 | $801,400 | 1,930 | 1,175 | 11.6 mi | 68 |
| CO-748181 Gravel · Power at road | 337.4 | May 14, 2024 | $1,393,000 | 4,129 | 2,151 | 3.9 mi | 63 |
| CO-947455 Dirt · Off grid | 199.4 | Nov 12, 2024 | $489,700 | 2,456 | 1,476 | 6.4 mi | 60 |
Show adjustment detail for the top comp
- Tract size (737.15 ac → 645.16 ac)+4.2%
- Access (Paved → Landlocked)-42.4%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (2 mo)+0.9%
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.