NM-646129
1265 County Road 151
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San Miguel County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View San Miguel market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,110 ft of deeded road frontage.
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 7 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 $32,509 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-707104 Gravel · Off grid | 249.1 | Apr 3, 2026 | $146,400 | 588 | 622 | 4.6 mi | 78 |
| NM-305526 Landlocked · Power at road | 79.4 | Sep 6, 2024 | $63,900 | 804 | 840 | 9.0 mi | 68 |
| NM-186736 Gravel · Off grid | 190.8 | Apr 6, 2024 | $134,600 | 706 | 750 | 4.7 mi | 67 |
| NM-297269 Gravel · Power at road | 280.7 | Feb 21, 2026 | $174,800 | 623 | 583 | 7.9 mi | 67 |
| NM-145383 Gravel · Power at road | 71.6 | Jun 29, 2025 | $103,300 | 1,443 | 969 | 10.7 mi | 65 |
| NM-105193 Dirt · Full utilities | 62.4 | Nov 23, 2024 | $69,600 | 1,115 | 709 | 7.9 mi | 65 |
| NM-187153 Gravel · Power at road | 258.1 | Dec 23, 2023 | $259,600 | 1,006 | 1,001 | 6.0 mi | 60 |
Show adjustment detail for the top comp
- Tract size (249.1 ac → 122.92 ac)+21.2%
- Access (Gravel → Dirt)-14.0%
- Market time (4 mo)+1.5%
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.