Comparable sales & offer analysis
Parcel VT-486267
Grand Isle County, VT · 46.84 ac · Residential · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$310,900
Adjusted value
$400,456
Value range
$315,140–$485,773
Comp $/acre
$8,549/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.4% versus the adjusted value.
Offer position
Max allowable offer
$228,832
Offer $/acre
$4,885/ac
Projected profit
$120,137
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-435731 | 31.8 | Sep 23, 2025 | $365,500 | 11,506 | 9,174 | 81 |
| VT-756887 | 73.4 | May 23, 2026 | $576,300 | 7,851 | 8,354 | 77 |
| VT-907038 | 81.9 | Jul 27, 2026 | $692,300 | 8,454 | 9,158 | 77 |
| VT-177091 | 85.1 | Jul 27, 2026 | $361,000 | 4,242 | 5,865 | 73 |
| VT-447013 | 80.4 | Feb 24, 2026 | $362,800 | 4,511 | 6,041 | 73 |
| VT-814720 | 15.3 | Jul 6, 2026 | $169,100 | 11,077 | 9,419 | 70 |
| VT-867097 | 85.5 | Mar 11, 2025 | $751,400 | 8,793 | 12,412 | 70 |
| VT-215456 | 26.0 | Sep 19, 2024 | $286,400 | 11,004 | 9,151 | 69 |
| VT-907952 | 158.8 | Nov 7, 2025 | $886,400 | 5,583 | 9,089 | 64 |
| VT-197061 | 83.3 | Dec 3, 2023 | $386,900 | 4,647 | 6,847 | 63 |
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.