Comparable sales & offer analysis
Parcel VT-549477
Caledonia County, VT · 479 ac · Residential · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,964,400
Adjusted value
$1,885,141
Value range
$1,638,843–$2,131,438
Comp $/acre
$3,934/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.2% versus the adjusted value.
Offer position
Max allowable offer
$1,077,223
Offer $/acre
$2,248/ac
Projected profit
$565,542
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 | 4,329 | 79 |
| VT-939747 | 582.8 | Nov 19, 2024 | $2,892,000 | 4,962 | 3,983 | 76 |
| VT-168823 | 298.4 | Sep 24, 2025 | $975,600 | 3,270 | 3,056 | 74 |
| VT-748966 | 331.0 | Apr 12, 2025 | $1,044,800 | 3,157 | 3,778 | 73 |
| VT-248317 | 206.8 | Jul 27, 2026 | $1,197,300 | 5,789 | 4,707 | 71 |
| VT-139919 | 660.1 | Dec 27, 2024 | $1,407,700 | 2,133 | 3,737 | 70 |
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.