NM-364339
8294 County Road 277
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Torrance County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Torrance 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.
1,153 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 6 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 $27,542 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-794435 Paved · Power at road | 36.0 | May 22, 2026 | $96,900 | 2,689 | 1,702 | 4.2 mi | 88 |
| NM-693955 Landlocked · Off grid | 25.4 | Jul 7, 2026 | $40,600 | 1,595 | 1,939 | 10.9 mi | 79 |
| NM-694783 Dirt · Off grid | 46.4 | Aug 18, 2025 | $41,700 | 900 | 994 | 7.0 mi | 76 |
| NM-444189 Gravel · Off grid | 30.1 | Aug 21, 2024 | $53,200 | 1,766 | 1,616 | 10.2 mi | 71 |
| NM-293137 Dirt · Power at road | 14.1 | May 26, 2025 | $24,800 | 1,762 | 1,400 | 6.4 mi | 65 |
| NM-842898 Gravel · Full utilities | 11.8 | Aug 14, 2025 | $41,900 | 3,538 | 1,932 | 7.2 mi | 62 |
Show adjustment detail for the top comp
- Tract size (36.03 ac → 33.61 ac)+1.2%
- Access (Paved → Dirt)-27.1%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+1.0%
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.