NM-140561
1239 County Road 46
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?
4 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.
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 5 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 $1,913 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-140312 Landlocked · Power at road | 1.8 | Jul 27, 2026 | $2,400 | 1,327 | 1,325 | 6.4 mi | 86 |
| NM-520280 Gravel · Power at road | 1.8 | Jul 27, 2026 | $3,400 | 1,904 | 1,293 | 11.4 mi | 80 |
| NM-670049 Gravel · Power at road | 1.5 | Feb 24, 2026 | $2,000 | 1,316 | 906 | 10.7 mi | 74 |
| NM-370329 Dirt · Power at road | 1.8 | Aug 14, 2024 | $2,500 | 1,340 | 1,145 | 4.7 mi | 73 |
| NM-762512 Paved · Off grid | 8.9 | Jul 27, 2026 | $9,800 | 1,100 | 795 | 16.0 mi | 61 |
Show adjustment detail for the top comp
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.