Comparable sales & offer analysis
Parcel VT-689191
Grand Isle County, VT · 390 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,545,200
Adjusted value
$1,445,015
Value range
$1,214,210–$1,675,819
Comp $/acre
$3,709/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +6.9% versus the adjusted value.
Offer position
Max allowable offer
$825,723
Offer $/acre
$2,120/ac
Projected profit
$433,504
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-299162 | 381.5 | Mar 30, 2026 | $1,852,500 | 4,856 | 4,930 | 91 |
| VT-639363 | 441.3 | Jun 19, 2026 | $2,021,000 | 4,580 | 4,090 | 90 |
| VT-859082 | 360.0 | Jul 16, 2026 | $741,100 | 2,059 | 2,984 | 88 |
| VT-379146 | 377.1 | Jul 27, 2026 | $1,015,600 | 2,693 | 3,360 | 86 |
| VT-519438 | 465.9 | Jul 27, 2026 | $1,918,600 | 4,118 | 3,547 | 86 |
| VT-598906 | 316.9 | Jan 10, 2026 | $1,326,900 | 4,187 | 3,290 | 81 |
| VT-729326 | 429.6 | Mar 20, 2025 | $1,538,800 | 3,582 | 3,328 | 78 |
| VT-208153 | 183.7 | Jun 22, 2026 | $761,600 | 4,147 | 3,381 | 77 |
| VT-907952 | 158.8 | Nov 7, 2025 | $886,400 | 5,583 | 4,488 | 74 |
| VT-918562 | 247.0 | Dec 4, 2024 | $756,600 | 3,063 | 3,610 | 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.