VT-120973
3589 County Road 389
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Windsor County, Vermont. Wooded hill land with current-use tax enrollment.
View Windsor market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
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 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 $863 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-250579 Dirt · Off grid | 0.8 | Jul 27, 2026 | $1,900 | 2,485 | 1,964 | 6.0 mi | 82 |
| VT-291799 Gravel · Power at road | 1.8 | May 28, 2026 | $12,700 | 6,913 | 4,067 | 3.9 mi | 75 |
| VT-452176 Dirt · Off grid | 2.4 | Jul 27, 2026 | $8,700 | 3,596 | 2,891 | 3.3 mi | 75 |
| VT-461985 Dirt · Full utilities | 2.1 | Jul 2, 2025 | $12,500 | 5,912 | 3,449 | 12.2 mi | 66 |
| VT-642172 Dirt · Off grid | 2.4 | Jan 28, 2026 | $13,000 | 5,374 | 4,409 | 11.7 mi | 66 |
| VT-431984 Landlocked · Power at road | 2.1 | Dec 30, 2023 | $8,100 | 3,848 | 3,673 | 12.4 mi | 63 |
Show adjustment detail for the top comp
- Access (Dirt → Landlocked)-20.9%
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.