Comparable sales & offer analysis
Parcel VT-177833
Orleans County, VT · 146 ac · Mixed Use · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$506,300
Adjusted value
$531,052
Value range
$448,213–$613,891
Comp $/acre
$3,646/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.7% versus the adjusted value.
Offer position
Max allowable offer
$303,458
Offer $/acre
$2,083/ac
Projected profit
$159,316
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 | 3,711 | 81 |
| VT-657482 | 113.0 | Jul 27, 2026 | $628,900 | 5,568 | 3,121 | 79 |
| VT-627814 | 143.7 | Sep 24, 2024 | $642,800 | 4,474 | 4,138 | 73 |
| VT-687154 | 89.1 | Apr 3, 2025 | $476,900 | 5,354 | 4,098 | 71 |
| VT-578568 | 248.1 | Apr 20, 2025 | $700,600 | 2,824 | 3,493 | 68 |
| VT-476813 | 69.6 | Nov 11, 2024 | $284,900 | 4,095 | 4,315 | 67 |
| VT-188811 | 295.8 | Oct 21, 2025 | $798,000 | 2,698 | 2,397 | 64 |
| VT-996850 | 71.5 | Oct 10, 2024 | $375,700 | 5,257 | 4,087 | 62 |
| VT-459271 | 412.8 | Mar 14, 2024 | $806,100 | 1,953 | 3,403 | 57 |
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.