Comparable sales & offer analysis
Parcel VT-177091
Grand Isle County, VT · 85.09 ac · Recreational · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$422,200
Adjusted value
$524,576
Value range
$414,103–$635,049
Comp $/acre
$6,165/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.5% versus the adjusted value.
Offer position
Max allowable offer
$299,758
Offer $/acre
$3,523/ac
Projected profit
$157,373
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-907038 | 81.9 | Jul 27, 2026 | $692,300 | 8,454 | 6,676 | 90 |
| VT-756887 | 73.4 | May 23, 2026 | $576,300 | 7,851 | 6,090 | 86 |
| VT-447013 | 80.4 | Feb 24, 2026 | $362,800 | 4,511 | 4,404 | 80 |
| VT-867097 | 85.5 | Mar 11, 2025 | $751,400 | 8,793 | 9,049 | 75 |
| VT-907952 | 158.8 | Nov 7, 2025 | $886,400 | 5,583 | 6,626 | 73 |
| VT-197061 | 83.3 | Dec 3, 2023 | $386,900 | 4,647 | 4,991 | 70 |
| VT-208153 | 183.7 | Jun 22, 2026 | $761,600 | 4,147 | 4,992 | 70 |
| VT-357443 | 109.8 | Apr 30, 2024 | $1,132,900 | 10,317 | 6,973 | 70 |
| VT-435731 | 31.8 | Sep 23, 2025 | $365,500 | 11,506 | 6,688 | 65 |
| VT-486267 | 46.8 | May 8, 2025 | $304,400 | 6,498 | 5,017 | 65 |
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.