NM-263380
2464 County Road 22
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.
Sandoval County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Sandoval 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.
990 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 10 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 $24,702 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-333267 Dirt · Power at road | 15.5 | Jul 27, 2026 | $27,000 | 1,749 | 2,020 | 1.7 mi | 93 |
| NM-113538 Landlocked · Power at road | 18.8 | Jul 27, 2026 | $21,900 | 1,165 | 1,740 | 2.3 mi | 88 |
| NM-693061 Gravel · Power at road | 13.3 | Jul 27, 2026 | $22,200 | 1,665 | 1,628 | 5.8 mi | 86 |
| NM-463368 Gravel · Off grid | 16.6 | May 8, 2025 | $15,900 | 954 | 1,181 | 5.3 mi | 79 |
| NM-564393 Gravel · Power at road | 35.0 | Jul 27, 2026 | $34,100 | 977 | 1,087 | 6.3 mi | 78 |
| NM-514002 Gravel · Off grid | 26.3 | Sep 2, 2025 | $30,900 | 1,172 | 1,522 | 6.3 mi | 77 |
| NM-762512 Paved · Off grid | 8.9 | Jul 27, 2026 | $9,800 | 1,100 | 1,037 | 7.3 mi | 74 |
| NM-794285 Paved · Full utilities | 32.3 | Jul 27, 2026 | $59,800 | 1,849 | 1,411 | 7.6 mi | 73 |
| NM-753680 Dirt · Power at road | 20.9 | Jun 7, 2024 | $33,200 | 1,591 | 2,075 | 5.4 mi | 71 |
| NM-334188 Landlocked · Power at road | 30.1 | Jun 22, 2025 | $20,600 | 685 | 1,145 | 11.0 mi | 66 |
Show adjustment detail for the top comp
- Tract size (15.46 ac → 16.78 ac)-0.9%
- Access (Dirt → Gravel)+16.3%
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.