Land comps
SampleRecent land sales near the site, against the budget's land cost.
Sample sales with no real address or owner.
- Subject land per unit
- $10,000
- Within range
- Comp median per unit
- $11,833
- $8,615 to $17,000
- Subject per buildable SF
- $6.30
- Comp median $11.09
- Land sales
- 8
- Dec 2024 to Aug 2026
Where the sales are
Sample sales near the West End. Select a marker for its figures.
Price per entitled unit
Lowest to highest. Sales without entitled units sit in the table only.
Land price per unit
$11,833
- Price per unit
| Sale | Price per unit |
|---|---|
| Sample sale C | $8,615 |
| Sample sale G | $9,567 |
| Subject, budget | $10,000 |
| Sample sale A | $10,571 |
| Sample sale B | $11,833 |
| Sample sale D | $14,063 |
| Sample sale H | $14,182 |
| Sample sale F | $17,000 |
Every sale
Open a row for the parcel and the record slots.
- Subject, budget$10,000$2,000,000, 2.50 acres, 200 units, $800,000 per acre, $6.30 per buildable SFWithin range
- Sample sale F Sample$17,000Aug 2026, $2,380,000, 1.70 acres, 140 units, $1,400,000 per acre, $15.87 per buildable SF
- Sample sale A Sample$10,571Jun 2026, $1,850,000, 2.10 acres, 175 units, $880,952 per acre, $9.74 per buildable SF
- Sample sale B Sample$11,833Feb 2026, $1,420,000, 1.45 acres, 120 units, $979,310 per acre, $11.09 per buildable SF
- Sample sale D Sample$14,063Nov 2025, $1,350,000, 0.95 acres, 96 units, $1,421,053 per acre, $13.37 per buildable SF
- Sample sale C Sample$8,615Sep 2025, $2,240,000, 3.20 acres, 260 units, $700,000 per acre, $8.00 per buildable SF
- Sample sale E SampleNo unitsMay 2025, $3,150,000, 2.60 acres, Not entitled units, $1,211,538 per acre, No area per buildable SF
- Sample sale H Sample$14,182Mar 2025, $1,560,000, 1.20 acres, 110 units, $1,300,000 per acre, $13.22 per buildable SF
- Sample sale G Sample$9,567Dec 2024, $2,870,000, 4.10 acres, 300 units, $700,000 per acre, $8.97 per buildable SF
| Sale | Per unit | Date | Acres | Price | Units | Per acre | Per buildable SF | Position | Details |
|---|---|---|---|---|---|---|---|---|---|
| Subject, budget | $10,000 | Budget | 2.50 | $2,000,000 | 200 | $800,000 | $6.30 | Within range | |
| Sample sale F Sample | $17,000 | Aug 2026 | 1.70 | $2,380,000 | 140 | $1,400,000 | $15.87 | ||
| Sample sale A Sample | $10,571 | Jun 2026 | 2.10 | $1,850,000 | 175 | $880,952 | $9.74 | ||
| Sample sale B Sample | $11,833 | Feb 2026 | 1.45 | $1,420,000 | 120 | $979,310 | $11.09 | ||
| Sample sale D Sample | $14,063 | Nov 2025 | 0.95 | $1,350,000 | 96 | $1,421,053 | $13.37 | ||
| Sample sale C Sample | $8,615 | Sep 2025 | 3.20 | $2,240,000 | 260 | $700,000 | $8.00 | ||
| Sample sale E Sample | No units | May 2025 | 2.60 | $3,150,000 | Not entitled | $1,211,538 | No area | ||
| Sample sale H Sample | $14,182 | Mar 2025 | 1.20 | $1,560,000 | 110 | $1,300,000 | $13.22 | ||
| Sample sale G Sample | $9,567 | Dec 2024 | 4.10 | $2,870,000 | 300 | $700,000 | $8.97 |
Subject, budget
- Land and acquisition, budget
- $2,000,000
- Acres
- 2.50
- Units
- 200
- Buildable SF
- 317,543
- Per unit
- $10,000
- Per acre
- $800,000
- Per buildable SF
- $6.30
- Per unit, comp median
- $11,833
- Per acre, comp median
- $1,095,424
- Per buildable SF, comp median
- $11.09
From the budget. Buildable SF is total project cost over the deal's cost per gross SF.
Sample sale F
Sample
Corridor site with approved site plan.
- Sale date
- Aug 2026
- Price
- $2,380,000
- Acres
- 1.70
- Entitled units
- 140
- Buildable SF
- 150,000
- Zoning
- Mixed use, sample
- Per unit
- $17,000
- Per acre
- $1,400,000
- Per buildable SF
- $15.87
Source
Sample row. These slots fill when the real record is attached.
- Source
- [HENNEPIN COUNTY RECORDED DEED OR CRV]
- Document
- [DOCUMENT NUMBER]
- Recorded
- [RECORDED DATE]
Sample sale A
Sample
Corner parcel on a frontage road, former office use.
- Sale date
- Jun 2026
- Price
- $1,850,000
- Acres
- 2.10
- Entitled units
- 175
- Buildable SF
- 190,000
- Zoning
- Mixed use, sample
- Per unit
- $10,571
- Per acre
- $880,952
- Per buildable SF
- $9.74
Source
Sample row. These slots fill when the real record is attached.
- Source
- [HENNEPIN COUNTY RECORDED DEED OR CRV]
- Document
- [DOCUMENT NUMBER]
- Recorded
- [RECORDED DATE]
Sample sale B
Sample
Infill lot beside a light rail station area.
- Sale date
- Feb 2026
- Price
- $1,420,000
- Acres
- 1.45
- Entitled units
- 120
- Buildable SF
- 128,000
- Zoning
- Transit mixed use, sample
- Per unit
- $11,833
- Per acre
- $979,310
- Per buildable SF
- $11.09
Source
Sample row. These slots fill when the real record is attached.
- Source
- [HENNEPIN COUNTY RECORDED DEED OR CRV]
- Document
- [DOCUMENT NUMBER]
- Recorded
- [RECORDED DATE]
Sample sale D
Sample
Small infill site, surface parking lot.
- Sale date
- Nov 2025
- Price
- $1,350,000
- Acres
- 0.95
- Entitled units
- 96
- Buildable SF
- 101,000
- Zoning
- Mixed use, sample
- Per unit
- $14,063
- Per acre
- $1,421,053
- Per buildable SF
- $13.37
Source
Sample row. These slots fill when the real record is attached.
- Source
- [HENNEPIN COUNTY RECORDED DEED OR CRV]
- Document
- [DOCUMENT NUMBER]
- Recorded
- [RECORDED DATE]
Sample sale C
Sample
Assembled parcels, former light industrial.
- Sale date
- Sep 2025
- Price
- $2,240,000
- Acres
- 3.20
- Entitled units
- 260
- Buildable SF
- 280,000
- Zoning
- Planned unit development, sample
- Per unit
- $8,615
- Per acre
- $700,000
- Per buildable SF
- $8.00
Source
Sample row. These slots fill when the real record is attached.
- Source
- [HENNEPIN COUNTY RECORDED DEED OR CRV]
- Document
- [DOCUMENT NUMBER]
- Recorded
- [RECORDED DATE]
Sample sale E
Sample
Retail pad sold before any rezoning.
- Sale date
- May 2025
- Price
- $3,150,000
- Acres
- 2.60
- Entitled units
- Not entitled
- Buildable SF
- Not established
- Zoning
- Commercial, sample
- Per unit
- No units
- Per acre
- $1,211,538
- Per buildable SF
- No area
Source
Sample row. These slots fill when the real record is attached.
- Source
- [HENNEPIN COUNTY RECORDED DEED OR CRV]
- Document
- [DOCUMENT NUMBER]
- Recorded
- [RECORDED DATE]
Sample sale H
Sample
Mid-block lot, two older buildings removed.
- Sale date
- Mar 2025
- Price
- $1,560,000
- Acres
- 1.20
- Entitled units
- 110
- Buildable SF
- 118,000
- Zoning
- Mixed use, sample
- Per unit
- $14,182
- Per acre
- $1,300,000
- Per buildable SF
- $13.22
Source
Sample row. These slots fill when the real record is attached.
- Source
- [HENNEPIN COUNTY RECORDED DEED OR CRV]
- Document
- [DOCUMENT NUMBER]
- Recorded
- [RECORDED DATE]
Sample sale G
Sample
Large site, former big box store.
- Sale date
- Dec 2024
- Price
- $2,870,000
- Acres
- 4.10
- Entitled units
- 300
- Buildable SF
- 320,000
- Zoning
- Planned unit development, sample
- Per unit
- $9,567
- Per acre
- $700,000
- Per buildable SF
- $8.97
Source
Sample row. These slots fill when the real record is attached.
- Source
- [HENNEPIN COUNTY RECORDED DEED OR CRV]
- Document
- [DOCUMENT NUMBER]
- Recorded
- [RECORDED DATE]
Method and sources the three bases, the subject, what replaces the samples
Each sale is priced three ways: over entitled units, over acres, and over gross buildable square feet. A sale without entitlements carries a per acre price only. Medians: $11,833 per unit, $1,095,424 per acre, $11.09 per buildable SF.
The subject is the budget's land and acquisition line ($2,000,000) over 200 units, 2.50 acres and 317,543 buildable SF. Per buildable SF it sits at 57% of median (comp range $8.00 to $15.87, below comps).
Within the comp range reads within range. Under the lowest sale reads below comps: favorable, and worth explaining. Over the highest reads above comps.
Every sale is a sample with no real address or owner, from Dec 2024 to Aug 2026, until recorded deeds are attached.
Our passed deals
Our asking or underwritten land price, not a sale. Never in the medians.
| Deal | Passed | Reason | Price | Units | Per unit | Acres | Per acre |
|---|---|---|---|---|---|---|---|
| Sample pass, Wooddale cornerOur passed dealAsking or underwritten price, not a sale | Oct 6, 2026 | Yield below target | $1,980,000 | 120 | $16,500 | 1.30 | $1,523,077 |
| Sample pass, Excelsior Boulevard padOur passed dealAsking or underwritten price, not a sale | Sep 18, 2026 | Land price too high | $3,420,000 | 180 | $19,000 | 2.05 | $1,668,293 |
| Sample pass, Plymouth Road siteOur passed dealAsking or underwritten price, not a sale | Aug 21, 2026 | Zoning or entitlement risk | $2,650,000 | 210 | $12,619 | 4.80 | $552,083 |