Comparable sales & offer analysis
Parcel VT-447955
Essex County, VT · 159 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$787,400
Adjusted value
$879,072
Value range
$750,353–$1,007,791
Comp $/acre
$5,525/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.4% versus the adjusted value.
Offer position
Max allowable offer
$502,327
Offer $/acre
$3,157/ac
Projected profit
$263,722
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-718252 | 197.3 | Jul 27, 2026 | $1,001,900 | 5,078 | 6,784 | 81 |
| VT-807561 | 119.6 | Mar 2, 2026 | $668,000 | 5,585 | 4,513 | 78 |
| VT-406862 | 72.1 | Apr 1, 2026 | $681,500 | 9,455 | 6,422 | 70 |
| VT-537020 | 80.8 | Aug 4, 2025 | $385,600 | 4,770 | 5,271 | 70 |
| VT-516632 | 61.0 | Mar 21, 2026 | $534,300 | 8,755 | 5,103 | 68 |
| VT-529372 | 444.1 | Sep 18, 2025 | $2,578,000 | 5,804 | 5,664 | 65 |
| VT-746645 | 61.6 | Apr 13, 2025 | $234,400 | 3,805 | 4,712 | 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.