You Didn’t Comp Wrong. You Comped Lazy

You see a 20-acre comp that sold for $80K. Your deal is 30 acres in the same county. So you offer $50K, thinking you’re buying at 60% of value.

But what you missed:

You didn’t comp wrong — you comped lazy.

That mistake will either kill your deal... or worse — fund a bad one.

How We Fix That: The ACPC Framework

A = Acreage Comp in the right band (10–20, 20–50, etc). A 10-acre parcel isn’t worth the same per acre as a 100-acre one.
C = Characteristics Road access. Flat vs. slope. Water. Trees. Utilities. It’s not just land — it’s what the land is.
P = Proximity Same county ≠ same value. A parcel near a highway or lake sells way faster than one buried in the woods.
C = Confirm Call a broker. Run it by your funder. You don’t lock in value until you confirm it with someone who knows.

If you’re guessing, you’re not comping — you’re gambling. Use ACPC. That’s how we underwrite every deal we touch.

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