PA-977297
9701 County Road 395
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Tioga County, Pennsylvania. Ridge-and-valley hunting camps and Amish-country farmland.
View Tioga 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.
1,833 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $136,053 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| PA-807377 Gravel · Full utilities | 104.7 | Jul 27, 2026 | $423,500 | 4,046 | 2,464 | 6.0 mi | 89 |
| PA-207962 Landlocked · Off grid | 159.9 | Jul 27, 2026 | $296,800 | 1,856 | 2,664 | 10.4 mi | 81 |
| PA-547437 Gravel · Full utilities | 109.3 | Jan 25, 2026 | $659,200 | 6,029 | 3,791 | 4.9 mi | 80 |
| PA-448002 Paved · Off grid | 164.6 | Jul 8, 2025 | $570,800 | 3,467 | 3,018 | 5.4 mi | 71 |
| PA-138600 Gravel · Off grid | 253.9 | May 31, 2026 | $841,100 | 3,313 | 3,701 | 7.3 mi | 71 |
| PA-468477 Dirt · Full utilities | 232.2 | Aug 11, 2025 | $867,800 | 3,736 | 3,407 | 10.1 mi | 65 |
| PA-598745 Dirt · Power at road | 282.0 | Nov 13, 2025 | $469,000 | 1,663 | 1,936 | 10.4 mi | 65 |
| PA-898873 Paved · Full utilities | 309.4 | Mar 27, 2025 | $1,285,600 | 4,155 | 3,044 | 1.0 mi | 63 |
| PA-178890 Gravel · Off grid | 313.2 | Mar 24, 2025 | $725,600 | 2,317 | 2,886 | 8.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (104.68 ac → 98.79 ac)+1.4%
- Access (Gravel → Dirt)-14.0%
- 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.