Windsor County, VT · Sold

VT-998771

8444 County Road 253

$645,600

$2,247/ac · 287 ac

Offer report Market this tract

Acreage287 ac

Price per acre$2,247/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyMixed

ListedAug 25, 2023

Coordinates43.5423, -72.6443

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County GIS boundary

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County market

Windsor County, Vermont. Wooded hill land with current-use tax enrollment.

View Windsor market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands2.6% of tract

Little to no mapped wetland coverage.

Average slope5.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power91 ft away

Power at or near the road.

Buildable area265.90 of 287.37 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$626,287

$502,528 – $750,045 · $2,179/ac on 287 ac

Asking vs estimate

+3.1%

In line with the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $645,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$357,878

$1,245/ac · +30.0% target margin

You need $287,722 off asking to hit this margin.

All-in cost$388,298

Net resale$576,184

Projected profit$187,886

ROI+48.4%

Annualized+69.2%

Break-even resale$1,469/ac

Profit if resale lands off target

-20%

$72,649

-10%

$130,268

$187,886

+10%

$245,504

+20%

$303,123

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VT-208512 Dirt · Full utilities	238.2	May 30, 2026	$899,600	3,777	2,959	1.9 mi	90
VT-128989 Gravel · Power at road	336.5	Jan 14, 2026	$647,800	1,925	1,776	2.8 mi	82
VT-487167 Dirt · Power at road	89.9	Jul 25, 2026	$299,000	3,325	2,441	6.7 mi	77
VT-678936 Landlocked · Power at road	323.9	May 4, 2025	$588,100	1,816	2,506	5.7 mi	76
VT-868025 Landlocked · Full utilities	167.4	Dec 27, 2025	$313,000	1,870	1,710	2.8 mi	73
VT-517810 Paved · Power at road	143.3	Feb 14, 2025	$460,300	3,213	2,051	6.6 mi	70
VT-697184 Dirt · Full utilities	91.0	May 20, 2026	$268,100	2,945	1,791	6.4 mi	69
VT-697963 Dirt · Off grid	160.0	Jan 27, 2025	$299,200	1,869	1,988	11.8 mi	64

Show adjustment detail for the top comp

Tract size (238.21 ac → 287.37 ac)-5.2%
Utilities (Full utilities → Power at road)-18.0%
Market time (3 mo)+0.9%

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.

Build the listing kit Post a deal or JV