NM-576482
6663 County Road 276
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San Juan County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View San Juan market data →Step 1 · Is this a deal?
3 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.
1,169 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 6 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 $44,563 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-475437 Dirt · Power at road | 74.5 | Jul 22, 2026 | $73,100 | 981 | 1,117 | 1.7 mi | 78 |
| NM-145677 Paved · Full utilities | 88.6 | Jul 27, 2026 | $180,300 | 2,035 | 1,441 | 7.9 mi | 78 |
| NM-986800 Gravel · Power at road | 199.9 | Dec 14, 2023 | $222,100 | 1,111 | 1,554 | 2.8 mi | 72 |
| NM-545884 Dirt · Power at road | 102.9 | Jul 28, 2025 | $61,900 | 601 | 770 | 13.0 mi | 68 |
| NM-424989 Landlocked · Power at road | 53.8 | Oct 10, 2023 | $42,600 | 792 | 1,187 | 3.2 mi | 59 |
| NM-385475 Dirt · Off grid | 76.5 | Nov 26, 2024 | $66,600 | 870 | 1,254 | 13.5 mi | 58 |
Show adjustment detail for the top comp
- Tract size (74.46 ac → 158.74 ac)-17.2%
- Access (Dirt → Paved)+37.2%
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.