Comparable sales & offer analysis
Parcel VT-188811
Orleans County, VT · 296 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$837,400
Adjusted value
$1,252,241
Value range
$1,134,256–$1,370,225
Comp $/acre
$4,233/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -33.1% versus the adjusted value.
Offer position
Max allowable offer
$715,566
Offer $/acre
$2,419/ac
Projected profit
$375,672
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-578568 | 248.1 | Apr 20, 2025 | $700,600 | 2,824 | 4,067 | 73 |
| VT-657482 | 113.0 | Jul 27, 2026 | $628,900 | 5,568 | 3,633 | 72 |
| VT-177833 | 145.7 | Jul 27, 2026 | $512,900 | 3,521 | 4,108 | 70 |
| VT-627814 | 143.7 | Sep 24, 2024 | $642,800 | 4,474 | 4,818 | 70 |
| VT-687151 | 88.9 | Jul 27, 2026 | $372,900 | 4,196 | 4,320 | 69 |
| VT-459271 | 412.8 | Mar 14, 2024 | $806,100 | 1,953 | 3,961 | 65 |
| VT-687154 | 89.1 | Apr 3, 2025 | $476,900 | 5,354 | 4,771 | 65 |
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.