Comparable sales & offer analysis
Parcel VA-273811
Charlotte County, VA · 7.12 ac · Recreational · Paved · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$170,000
Adjusted value
$143,470
Value range
$106,344–$180,595
Comp $/acre
$20,150/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.5% versus the adjusted value.
Offer position
Max allowable offer
$81,983
Offer $/acre
$11,514/ac
Projected profit
$43,041
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 |
|---|---|---|---|---|---|---|
| VA-403206 | 4.6 | Jul 27, 2026 | $42,700 | 9,312 | 13,209 | 80 |
| VA-784802 | 14.6 | Jul 27, 2026 | $206,400 | 14,148 | 21,767 | 76 |
| VA-442316 | 2.4 | Jul 14, 2026 | $67,200 | 27,870 | 26,934 | 73 |
| VA-552499 | 2.8 | Jul 17, 2026 | $35,600 | 12,953 | 24,727 | 73 |
| VA-634165 | 9.2 | Jan 26, 2026 | $122,100 | 13,273 | 27,364 | 72 |
| VA-314357 | 10.6 | Mar 20, 2025 | $93,500 | 8,845 | 19,080 | 70 |
| VA-172583 | 2.9 | Feb 22, 2025 | $41,100 | 14,062 | 17,049 | 63 |
| VA-835414 | 22.7 | Nov 8, 2025 | $111,900 | 4,922 | 14,237 | 63 |
| VA-132097 | 2.1 | Jun 7, 2024 | $17,800 | 8,622 | 15,115 | 55 |
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.