Comparable sales & offer analysis
Parcel TN-259445
Williamson County, TN · 468 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,420,400
Adjusted value
$1,531,705
Value range
$1,330,171–$1,733,239
Comp $/acre
$3,271/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -7.3% versus the adjusted value.
Offer position
Max allowable offer
$875,260
Offer $/acre
$1,869/ac
Projected profit
$459,512
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-779143 | 376.3 | Jun 3, 2026 | $1,447,300 | 3,847 | 2,546 | 84 |
| TN-399583 | 517.5 | Aug 18, 2025 | $1,732,900 | 3,349 | 3,614 | 83 |
| TN-859090 | 362.1 | Sep 13, 2025 | $1,890,000 | 5,220 | 3,691 | 75 |
| TN-118406 | 220.6 | Jul 8, 2026 | $1,076,100 | 4,878 | 3,361 | 74 |
| TN-569756 | 586.6 | Mar 3, 2025 | $1,744,900 | 2,975 | 2,921 | 73 |
| TN-628467 | 230.6 | Jul 28, 2024 | $981,500 | 4,257 | 3,777 | 68 |
| TN-328579 | 250.1 | Jan 23, 2024 | $972,000 | 3,887 | 3,059 | 67 |
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.