Comparable sales & offer analysis
Parcel VT-748966
Caledonia County, VT · 331 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,198,200
Adjusted value
$1,165,590
Value range
$1,009,985–$1,321,195
Comp $/acre
$3,522/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.8% versus the adjusted value.
Offer position
Max allowable offer
$666,052
Offer $/acre
$2,012/ac
Projected profit
$349,677
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-168823 | 298.4 | Sep 24, 2025 | $975,600 | 3,270 | 2,697 | 81 |
| VT-938498 | 235.8 | Jul 27, 2026 | $1,065,900 | 4,521 | 3,821 | 80 |
| VT-248317 | 206.8 | Jul 27, 2026 | $1,197,300 | 5,789 | 4,155 | 78 |
| VT-549477 | 479.2 | Jan 10, 2025 | $1,852,400 | 3,865 | 3,641 | 72 |
| VT-139919 | 660.1 | Dec 27, 2024 | $1,407,700 | 2,133 | 3,299 | 67 |
| VT-939747 | 582.8 | Nov 19, 2024 | $2,892,000 | 4,962 | 3,516 | 64 |
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.