Comparable sales & offer analysis
Parcel VT-535143
Caledonia County, VT · 20.75 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$151,800
Adjusted value
$149,924
Value range
$134,401–$165,447
Comp $/acre
$7,225/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +1.3% versus the adjusted value.
Offer position
Max allowable offer
$85,671
Offer $/acre
$4,129/ac
Projected profit
$44,977
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-844698 | 15.0 | May 6, 2026 | $133,000 | 8,852 | 6,335 | 80 |
| VT-517082 | 84.5 | Jul 27, 2026 | $865,600 | 10,239 | 8,023 | 69 |
| VT-313216 | 5.1 | Jan 15, 2026 | $50,300 | 9,786 | 7,617 | 68 |
| VT-362357 | 2.8 | Mar 11, 2025 | $28,600 | 10,369 | 7,001 | 59 |
| VT-922508 | 3.1 | Mar 28, 2026 | $16,600 | 5,390 | 6,073 | 59 |
| VT-473444 | 6.1 | Jun 10, 2025 | $74,100 | 12,232 | 8,061 | 58 |
| VT-562296 | 2.6 | Jan 19, 2024 | $16,500 | 6,260 | 7,656 | 51 |
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.