Comparable sales & offer analysis
Parcel VT-166246
Windsor County, VT · 46.14 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$87,900
Adjusted value
$111,760
Value range
$89,851–$133,670
Comp $/acre
$2,422/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -21.3% versus the adjusted value.
Offer position
Max allowable offer
$63,863
Offer $/acre
$1,384/ac
Projected profit
$33,528
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-696608 | 60.0 | Jul 27, 2026 | $282,300 | 4,707 | 2,884 | 83 |
| VT-697184 | 91.0 | May 20, 2026 | $268,100 | 2,945 | 1,911 | 74 |
| VT-487167 | 89.9 | Jul 25, 2026 | $299,000 | 3,325 | 2,605 | 73 |
| VT-526270 | 47.0 | Feb 3, 2025 | $212,400 | 4,523 | 2,378 | 72 |
| VT-965906 | 36.1 | Feb 15, 2025 | $132,100 | 3,662 | 2,060 | 70 |
| VT-865075 | 19.8 | Feb 15, 2024 | $76,700 | 3,885 | 2,170 | 62 |
| VT-584819 | 16.4 | Oct 27, 2024 | $47,100 | 2,868 | 2,250 | 61 |
| VT-134922 | 17.7 | Oct 16, 2024 | $102,800 | 5,817 | 3,644 | 60 |
| VT-697963 | 160.0 | Jan 27, 2025 | $299,200 | 1,869 | 2,121 | 59 |
| VT-517810 | 143.3 | Feb 14, 2025 | $460,300 | 3,213 | 2,188 | 59 |
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.