VT-696608
5026 County Road 189
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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?
5 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.
Access by easement; pull and read the recorded document.
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 10 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 $198,340 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-487167 Dirt · Power at road | 89.9 | Jul 25, 2026 | $299,000 | 3,325 | 4,262 | 6.5 mi | 78 |
| VT-697184 Dirt · Full utilities | 91.0 | May 20, 2026 | $268,100 | 2,945 | 3,127 | 2.8 mi | 78 |
| VT-526270 Paved · Power at road | 47.0 | Feb 3, 2025 | $212,400 | 4,523 | 3,892 | 7.8 mi | 72 |
| VT-166246 Landlocked · Off grid | 46.1 | Jun 5, 2024 | $81,800 | 1,774 | 3,187 | 3.4 mi | 71 |
| VT-965906 Dirt · Full utilities | 36.1 | Feb 15, 2025 | $132,100 | 3,662 | 3,371 | 2.6 mi | 69 |
| VT-517810 Paved · Power at road | 143.3 | Feb 14, 2025 | $460,300 | 3,213 | 3,580 | 3.3 mi | 67 |
| VT-868025 Landlocked · Full utilities | 167.4 | Dec 27, 2025 | $313,000 | 1,870 | 2,985 | 4.3 mi | 66 |
| VT-697963 Dirt · Off grid | 160.0 | Jan 27, 2025 | $299,200 | 1,869 | 3,470 | 8.7 mi | 60 |
| VT-865075 Paved · Off grid | 19.8 | Feb 15, 2024 | $76,700 | 3,885 | 3,552 | 7.0 mi | 60 |
| VT-134922 Dirt · Power at road | 17.7 | Oct 16, 2024 | $102,800 | 5,817 | 5,963 | 2.5 mi | 59 |
Show adjustment detail for the top comp
- Tract size (89.91 ac → 59.97 ac)+9.6%
- Access (Dirt → Paved)+37.2%
- 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.