Comparable sales & offer analysis
Parcel VT-859082
Grand Isle County, VT · 360 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$793,500
Adjusted value
$953,320
Value range
$818,020–$1,088,620
Comp $/acre
$2,648/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.8% versus the adjusted value.
Offer position
Max allowable offer
$544,754
Offer $/acre
$1,513/ac
Projected profit
$285,996
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-689191 | 389.6 | Jun 28, 2026 | $1,585,400 | 4,070 | 2,849 | 89 |
| VT-519438 | 465.9 | Jul 27, 2026 | $1,918,600 | 4,118 | 2,455 | 89 |
| VT-299162 | 381.5 | Mar 30, 2026 | $1,852,500 | 4,856 | 3,413 | 88 |
| VT-379146 | 377.1 | Jul 27, 2026 | $1,015,600 | 2,693 | 2,326 | 86 |
| VT-639363 | 441.3 | Jun 19, 2026 | $2,021,000 | 4,580 | 2,831 | 84 |
| VT-598906 | 316.9 | Jan 10, 2026 | $1,326,900 | 4,187 | 2,277 | 83 |
| VT-208153 | 183.7 | Jun 22, 2026 | $761,600 | 4,147 | 2,341 | 77 |
| VT-907952 | 158.8 | Nov 7, 2025 | $886,400 | 5,583 | 3,107 | 74 |
| VT-729326 | 429.6 | Mar 20, 2025 | $1,538,800 | 3,582 | 2,304 | 74 |
| VT-918562 | 247.0 | Dec 4, 2024 | $756,600 | 3,063 | 2,500 | 69 |
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.