NM-712901
5815 County Road 388
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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?
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.
856 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 9 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 $16,418 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-881938 Paved · Off grid | 5.9 | Jul 27, 2026 | $12,200 | 2,063 | 1,688 | 4.8 mi | 75 |
| NM-573763 Dirt · Power at road | 22.1 | Jun 15, 2026 | $22,300 | 1,006 | 1,087 | 16.4 mi | 73 |
| NM-722227 Dirt · Power at road | 7.3 | Jan 5, 2025 | $7,700 | 1,059 | 1,089 | 8.2 mi | 69 |
| NM-171458 Dirt · Off grid | 4.2 | Apr 14, 2026 | $7,300 | 1,742 | 1,948 | 12.2 mi | 66 |
| NM-351889 Dirt · Off grid | 5.7 | Oct 28, 2025 | $6,000 | 1,045 | 1,208 | 13.6 mi | 66 |
| NM-923964 Gravel · Full utilities | 25.6 | Jan 29, 2026 | $37,700 | 1,471 | 1,161 | 11.8 mi | 65 |
| NM-844281 Gravel · Power at road | 32.2 | Jan 19, 2025 | $25,700 | 797 | 829 | 1.9 mi | 65 |
| NM-361575 Landlocked · Power at road | 4.5 | May 30, 2025 | $3,900 | 860 | 1,075 | 16.1 mi | 59 |
| NM-601259 Paved · Power at road | 3.6 | Apr 26, 2025 | $5,500 | 1,514 | 1,085 | 18.9 mi | 55 |
Show adjustment detail for the top comp
- Tract size (5.9 ac → 11.86 ac)-4.8%
- Access (Paved → Dirt)-27.1%
- Utilities (Off grid → Power at road)+17.6%
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.