Comparable sales & offer analysis
Parcel VT-578568
Orleans County, VT · 248 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$709,800
Adjusted value
$749,477
Value range
$630,167–$868,787
Comp $/acre
$3,021/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.3% versus the adjusted value.
Offer position
Max allowable offer
$428,273
Offer $/acre
$1,726/ac
Projected profit
$224,843
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-657482 | 113.0 | Jul 27, 2026 | $628,900 | 5,568 | 2,678 | 76 |
| VT-177833 | 145.7 | Jul 27, 2026 | $512,900 | 3,521 | 3,028 | 76 |
| VT-188811 | 295.8 | Oct 21, 2025 | $798,000 | 2,698 | 2,056 | 75 |
| VT-687151 | 88.9 | Jul 27, 2026 | $372,900 | 4,196 | 3,184 | 73 |
| VT-459271 | 412.8 | Mar 14, 2024 | $806,100 | 1,953 | 2,918 | 69 |
| VT-627814 | 143.7 | Sep 24, 2024 | $642,800 | 4,474 | 3,549 | 66 |
| VT-687154 | 89.1 | Apr 3, 2025 | $476,900 | 5,354 | 3,515 | 62 |
| VT-996850 | 71.5 | Oct 10, 2024 | $375,700 | 5,257 | 3,506 | 58 |
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.