Comparable sales & offer analysis
Parcel VT-938498
Caledonia County, VT · 236 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,147,400
Adjusted value
$991,787
Value range
$861,220–$1,122,354
Comp $/acre
$4,206/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +15.7% versus the adjusted value.
Offer position
Max allowable offer
$566,735
Offer $/acre
$2,403/ac
Projected profit
$297,536
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-248317 | 206.8 | Jul 27, 2026 | $1,197,300 | 5,789 | 4,954 | 86 |
| VT-168823 | 298.4 | Sep 24, 2025 | $975,600 | 3,270 | 3,215 | 76 |
| VT-748966 | 331.0 | Apr 12, 2025 | $1,044,800 | 3,157 | 3,975 | 70 |
| VT-517082 | 84.5 | Jul 27, 2026 | $865,600 | 10,239 | 4,723 | 69 |
| VT-549477 | 479.2 | Jan 10, 2025 | $1,852,400 | 3,865 | 4,339 | 68 |
| VT-139919 | 660.1 | Dec 27, 2024 | $1,407,700 | 2,133 | 3,932 | 62 |
| VT-939747 | 582.8 | Nov 19, 2024 | $2,892,000 | 4,962 | 4,190 | 61 |
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.