Comparable sales & offer analysis
Parcel TN-499277
Montgomery County, TN · 415 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,228,500
Adjusted value
$1,472,924
Value range
$1,237,375–$1,708,474
Comp $/acre
$3,553/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.6% versus the adjusted value.
Offer position
Max allowable offer
$841,671
Offer $/acre
$2,030/ac
Projected profit
$441,877
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 |
|---|---|---|---|---|---|---|
| TN-259454 | 471.3 | Jul 27, 2026 | $2,894,000 | 6,140 | 3,132 | 84 |
| TN-318583 | 250.8 | Nov 12, 2024 | $2,476,100 | 9,873 | 4,483 | 65 |
| TN-916940 | 76.3 | Dec 29, 2025 | $503,900 | 6,606 | 3,391 | 60 |
| TN-257629 | 125.7 | Jul 6, 2025 | $1,375,000 | 10,943 | 3,878 | 59 |
| TN-266970 | 78.0 | Apr 1, 2024 | $552,600 | 7,089 | 2,865 | 50 |
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.