NM-656004
2640 County Road 171
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
2,685 ft of deeded road frontage.
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 $63,674 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-135898 Dirt · Power at road | 104.0 | Jul 27, 2026 | $181,600 | 1,746 | 1,697 | 7.2 mi | 84 |
| NM-505996 Dirt · Full utilities | 111.6 | Sep 3, 2024 | $224,900 | 2,015 | 1,764 | 4.4 mi | 75 |
| NM-895308 Gravel · Full utilities | 67.8 | Jan 30, 2025 | $136,800 | 2,016 | 1,327 | 5.7 mi | 70 |
| NM-517348 Gravel · Power at road | 297.3 | Sep 22, 2025 | $280,500 | 944 | 1,087 | 3.8 mi | 68 |
| NM-487665 Dirt · Power at road | 374.0 | Jul 27, 2026 | $281,200 | 752 | 1,040 | 8.9 mi | 67 |
| NM-974501 Gravel · Off grid | 37.8 | Jul 28, 2024 | $66,300 | 1,754 | 1,503 | 5.6 mi | 62 |
| NM-834319 Paved · Full utilities | 33.1 | Nov 10, 2025 | $74,600 | 2,253 | 1,058 | 6.5 mi | 62 |
Show adjustment detail for the top comp
- Tract size (103.98 ac → 112.28 ac)-1.9%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
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.