NM-237073
6339 County Road 172
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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?
5 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.
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 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 $98,736 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-717527 Dirt · Full utilities | 338.4 | Apr 17, 2026 | $230,700 | 682 | 530 | 12.0 mi | 76 |
| NM-706567 Dirt · Full utilities | 168.8 | Nov 29, 2025 | $163,800 | 970 | 628 | 8.7 mi | 74 |
| NM-627263 Paved · Off grid | 279.5 | Jan 27, 2025 | $259,400 | 928 | 749 | 6.7 mi | 74 |
| NM-178123 Gravel · Off grid | 521.2 | Jul 27, 2026 | $331,900 | 637 | 687 | 17.3 mi | 74 |
| NM-557825 Landlocked · Power at road | 420.0 | Jun 19, 2026 | $193,100 | 460 | 583 | 9.9 mi | 73 |
| NM-376656 Landlocked · Power at road | 180.1 | Oct 30, 2025 | $90,100 | 500 | 510 | 8.8 mi | 72 |
| NM-788091 Dirt · Off grid | 509.2 | Jun 17, 2024 | $263,600 | 518 | 702 | 13.5 mi | 61 |
| NM-265452 Gravel · Full utilities | 75.3 | May 25, 2024 | $115,200 | 1,531 | 739 | 9.8 mi | 54 |
Show adjustment detail for the top comp
- Tract size (338.42 ac → 243.57 ac)+10.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (4 mo)+1.4%
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.