NM-305526
2646 County Road 36
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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $41,215 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-646129 Dirt · Off grid | 122.9 | Jul 27, 2026 | $84,500 | 687 | 713 | 9.0 mi | 80 |
| NM-145383 Gravel · Power at road | 71.6 | Jun 29, 2025 | $103,300 | 1,443 | 1,004 | 17.4 mi | 71 |
| NM-844281 Gravel · Power at road | 32.2 | Jan 19, 2025 | $25,700 | 797 | 482 | 4.7 mi | 68 |
| NM-707104 Gravel · Off grid | 249.1 | Apr 3, 2026 | $146,400 | 588 | 644 | 11.6 mi | 67 |
| NM-105193 Dirt · Full utilities | 62.4 | Nov 23, 2024 | $69,600 | 1,115 | 734 | 13.7 mi | 66 |
| NM-923964 Gravel · Full utilities | 25.6 | Jan 29, 2026 | $37,700 | 1,471 | 675 | 8.2 mi | 63 |
| NM-186736 Gravel · Off grid | 190.8 | Apr 6, 2024 | $134,600 | 706 | 777 | 5.0 mi | 59 |
| NM-187153 Gravel · Power at road | 258.1 | Dec 23, 2023 | $259,600 | 1,006 | 1,036 | 13.3 mi | 53 |
Show adjustment detail for the top comp
- Tract size (122.92 ac → 79.42 ac)+11.3%
- Access (Dirt → Landlocked)-20.9%
- 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.