Comparable sales & offer analysis
Parcel VT-996850
Orleans County, VT · 71.46 ac · Residential · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$389,300
Adjusted value
$387,191
Value range
$342,012–$432,370
Comp $/acre
$5,418/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +0.5% versus the adjusted value.
Offer position
Max allowable offer
$221,252
Offer $/acre
$3,096/ac
Projected profit
$116,157
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-687151 | 88.9 | Jul 27, 2026 | $372,900 | 4,196 | 5,173 | 82 |
| VT-657482 | 113.0 | Jul 27, 2026 | $628,900 | 5,568 | 4,350 | 77 |
| VT-476813 | 69.6 | Nov 11, 2024 | $284,900 | 4,095 | 6,011 | 74 |
| VT-177833 | 145.7 | Jul 27, 2026 | $512,900 | 3,521 | 4,919 | 72 |
| VT-687154 | 89.1 | Apr 3, 2025 | $476,900 | 5,354 | 5,710 | 71 |
| VT-627814 | 143.7 | Sep 24, 2024 | $642,800 | 4,474 | 5,766 | 70 |
| VT-715762 | 32.5 | Jul 27, 2026 | $217,100 | 6,683 | 5,497 | 69 |
| VT-565225 | 22.0 | Jun 13, 2025 | $145,500 | 6,609 | 6,546 | 68 |
| VT-578568 | 248.1 | Apr 20, 2025 | $700,600 | 2,824 | 4,868 | 60 |
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.