Comparable sales & offer analysis
Parcel VT-168823
Caledonia County, VT · 298 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,016,300
Adjusted value
$1,367,564
Value range
$1,254,300–$1,480,827
Comp $/acre
$4,583/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -25.7% versus the adjusted value.
Offer position
Max allowable offer
$781,465
Offer $/acre
$2,619/ac
Projected profit
$410,269
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| VT-938498 | 235.8 | Jul 27, 2026 | $1,065,900 | 4,521 | 4,805 | 84 |
| VT-248317 | 206.8 | Jul 27, 2026 | $1,197,300 | 5,789 | 5,225 | 83 |
| VT-748966 | 331.0 | Apr 12, 2025 | $1,044,800 | 3,157 | 4,194 | 78 |
| VT-549477 | 479.2 | Jan 10, 2025 | $1,852,400 | 3,865 | 4,578 | 71 |
| VT-139919 | 660.1 | Dec 27, 2024 | $1,407,700 | 2,133 | 4,148 | 70 |
| VT-939747 | 582.8 | Nov 19, 2024 | $2,892,000 | 4,962 | 4,421 | 66 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.