NM-262849
6521 County Road 265
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.
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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $7,478 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-484054 Paved · Off grid | 27.3 | Jul 27, 2026 | $29,600 | 1,084 | 1,021 | 2.0 mi | 82 |
| NM-162539 Dirt · Full utilities | 9.1 | Jul 27, 2026 | $14,300 | 1,566 | 1,248 | 9.3 mi | 79 |
| NM-812817 Gravel · Power at road | 11.2 | Dec 7, 2024 | $19,300 | 1,730 | 1,572 | 8.4 mi | 75 |
| NM-611511 Paved · Power at road | 4.3 | Jun 17, 2026 | $5,100 | 1,184 | 808 | 13.4 mi | 70 |
| NM-331190 Dirt · Full utilities | 3.4 | Feb 12, 2026 | $6,500 | 1,909 | 1,475 | 9.6 mi | 67 |
| NM-461726 Gravel · Power at road | 5.1 | Mar 15, 2025 | $8,800 | 1,733 | 1,480 | 4.5 mi | 66 |
| NM-744479 Dirt · Power at road | 37.2 | Jul 27, 2026 | $29,400 | 791 | 915 | 12.1 mi | 66 |
| NM-801498 Dirt · Off grid | 4.3 | Jul 4, 2025 | $5,500 | 1,281 | 1,468 | 6.7 mi | 64 |
Show adjustment detail for the top comp
- Tract size (27.34 ac → 11.42 ac)+11.0%
- Access (Paved → Gravel)-15.3%
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.