Preliminary comp-led range
Start with verified comparable sales, then keep access, utilities, legal use, site constraints and evidence confidence visible instead of relying on acreage alone.
Comp-led planning range
Vacant land value estimatorHow the result works
Worked examples
Inputs: Recent nearby closed sale with similar acreage, road access, zoning and utility condition
Illustrative result: A relatively narrow starting range before parcel-specific adjustments
Similarity of legal use and development readiness matters more than a matching acreage number alone.
Inputs: Lower price-per-acre sale with very different size and use
Illustrative result: A low-confidence baseline that requires a wider range and stronger adjustment support
Price per acre often changes with parcel size, access, utility readiness and buyer market.
Inputs: Comparable baseline reduced for documented access, flood, wetland, topography or infrastructure cost
Illustrative result: A lower preliminary range tied to specific evidence
Avoid double-counting the same constraint in both the comparable selection and adjustment.
Learn before you estimate
Questions
No. Location, use, access, utilities, size, shape, terrain, water, restrictions, entitlement and market evidence all matter.
Possible sources include local public records, MLS data through a professional, brokers, appraisers and verified nearby transactions with similar characteristics.
Listings show asking expectations, not completed transactions. They can provide context but should not replace verified closed-sale evidence.
Use the most recent genuinely comparable sales available, then explain any time adjustment. A very recent but fundamentally different sale may be weaker than an older, similar one.
Smaller parcels often sell at a higher price per acre, and improved, accessible or entitled land can differ sharply from remote or constrained acreage.
Next step
