NM-707104
911 County Road 196
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 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.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 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 $31,337 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-297269 Gravel · Power at road | 280.7 | Feb 21, 2026 | $174,800 | 623 | 559 | 3.3 mi | 84 |
| NM-646129 Dirt · Off grid | 122.9 | Jul 27, 2026 | $84,500 | 687 | 661 | 4.6 mi | 81 |
| NM-187153 Gravel · Power at road | 258.1 | Dec 23, 2023 | $259,600 | 1,006 | 960 | 9.2 mi | 72 |
| NM-186736 Gravel · Off grid | 190.8 | Apr 6, 2024 | $134,600 | 706 | 719 | 6.7 mi | 71 |
| NM-145383 Gravel · Power at road | 71.6 | Jun 29, 2025 | $103,300 | 1,443 | 930 | 13.7 mi | 59 |
| NM-305526 Landlocked · Power at road | 79.4 | Sep 6, 2024 | $63,900 | 804 | 806 | 11.6 mi | 58 |
Show adjustment detail for the top comp
- Tract size (280.73 ac → 249.1 ac)+3.5%
- Utilities (Power at road → Off grid)-15.0%
- Market time (6 mo)+2.0%
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.