Comparable sales & offer analysis
Parcel VT-406862
Essex County, VT · 72.08 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$636,900
Adjusted value
$555,380
Value range
$471,453–$639,306
Comp $/acre
$7,705/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +14.7% versus the adjusted value.
Offer position
Max allowable offer
$317,360
Offer $/acre
$4,403/ac
Projected profit
$166,614
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-516632 | 61.0 | Mar 21, 2026 | $534,300 | 8,755 | 7,632 | 87 |
| VT-537020 | 80.8 | Aug 4, 2025 | $385,600 | 4,770 | 7,884 | 78 |
| VT-276076 | 40.8 | Jan 14, 2026 | $276,500 | 6,779 | 6,482 | 76 |
| VT-807561 | 119.6 | Mar 2, 2026 | $668,000 | 5,585 | 6,749 | 73 |
| VT-746645 | 61.6 | Apr 13, 2025 | $234,400 | 3,805 | 7,047 | 73 |
| VT-718252 | 197.3 | Jul 27, 2026 | $1,001,900 | 5,078 | 10,144 | 72 |
| VT-447955 | 159.1 | Nov 26, 2025 | $711,800 | 4,473 | 6,929 | 69 |
| VT-775542 | 27.7 | Aug 22, 2024 | $264,900 | 9,565 | 9,057 | 60 |
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.