NM-832416
7686 County Road 209
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Taos County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Taos market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 7 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 $3,483 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-972943 Dirt · Full utilities | 12.2 | Jul 27, 2026 | $25,200 | 2,063 | 1,174 | 12.6 mi | 75 |
| NM-791535 Paved · Power at road | 4.4 | Jul 27, 2026 | $11,400 | 2,575 | 1,221 | 7.8 mi | 74 |
| NM-731103 Dirt · Off grid | 3.2 | Dec 29, 2025 | $6,300 | 1,943 | 1,506 | 3.8 mi | 69 |
| NM-541405 Paved · Power at road | 4.0 | May 29, 2025 | $12,400 | 3,080 | 1,526 | 1.3 mi | 68 |
| NM-772951 Dirt · Full utilities | 12.3 | Feb 15, 2025 | $32,600 | 2,648 | 1,600 | 16.1 mi | 63 |
| NM-113332 Gravel · Full utilities | 16.2 | Feb 7, 2025 | $60,400 | 3,725 | 1,993 | 14.4 mi | 59 |
| NM-663630 Dirt · Power at road | 20.1 | Feb 22, 2024 | $38,800 | 1,927 | 1,558 | 11.7 mi | 55 |
Show adjustment detail for the top comp
- Tract size (12.23 ac → 8.35 ac)+3.1%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Full utilities → Off grid)-30.3%
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.