Comparable sales & offer analysis
Parcel VT-807561
Essex County, VT · 120 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$754,000
Adjusted value
$805,597
Value range
$674,747–$936,448
Comp $/acre
$6,735/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.4% versus the adjusted value.
Offer position
Max allowable offer
$460,341
Offer $/acre
$3,849/ac
Projected profit
$241,679
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-447955 | 159.1 | Nov 26, 2025 | $711,800 | 4,473 | 5,844 | 77 |
| VT-718252 | 197.3 | Jul 27, 2026 | $1,001,900 | 5,078 | 8,555 | 77 |
| VT-537020 | 80.8 | Aug 4, 2025 | $385,600 | 4,770 | 6,649 | 76 |
| VT-406862 | 72.1 | Apr 1, 2026 | $681,500 | 9,455 | 8,099 | 74 |
| VT-516632 | 61.0 | Mar 21, 2026 | $534,300 | 8,755 | 6,436 | 72 |
| VT-276076 | 40.8 | Jan 14, 2026 | $276,500 | 6,779 | 5,467 | 71 |
| VT-746645 | 61.6 | Apr 13, 2025 | $234,400 | 3,805 | 5,944 | 68 |
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.