What Sellers Need to Know About Acreage Homes in Coarsegold Right Now

If you own a large property in Coarsegold—especially one with multiple homes on significant acreage—you might be wondering how today's market will treat it. Recent listings and sales show some clear patterns that are important for any seller to understand before pricing or marketing.

Buyers Value the Homes First, Land Second

Across the Coarsegold market, properties on 2 to 5 acres with 2,000 to 2,800 square foot homes are consistently closing between $450,000 and $750,000. These sales show that buyers are primarily paying for the house itself, the location, and land usability—not raw acreage.

For example:

• 36556 Mudge Ranch Rd (3.57 acres) is listed at $750,000, driven by the home's size and quality rather than the acreage alone.
• 45010 Greystone Ct, with just 2.6 acres, recently sold for $450,000, thanks to updates like solar and energy-efficient features.

Meanwhile, larger properties like 41576 Road 406, with nearly 25 acres, are on the market for $850,000—but the price per acre is much lower, around $34,000, compared to smaller parcels where the effective price per acre is well over $160,000.

Why Acreage Loses Value Per Acre as It Grows

In this area, once a property goes beyond 5 to 10 acres, buyers see the extra land as a bonus—not as primary value. The more acreage, the lower the price per acre becomes. Buyers aren't paying for land they won't use unless it has agriculture, grazing, rental income, or development potential.

That’s why your 80-acre property will not price linearly compared to smaller parcels. Instead, buyers will value:

• The two homes as the primary asset, especially if they are well maintained.
• Income or multi-generational potential if marketed correctly.
• Usability of the land—pastures, fencing, water rights, and any supporting infrastructure.

Seller Positioning: Key Insights

• Homes over 2,500 sq ft on 3-5 acres are topping out at $750,000 currently.
• Large-acreage properties (20+ acres) are seeing per-acre valuations in the $30,000-$40,000 range.
• Your property’s two-home setup could justify a 10-15% premium above standard home values if targeted to investors or multi-family buyers.

Smart Pricing Strategy

Based on current market conditions, a realistic price range for a well-maintained 80-acre, two-home property in Coarsegold would likely be between $1.1 million and $1.3 million.

This price reflects:

• Core home values.
• Bonus land value based on usability.
• Niche appeal to buyers seeking multi-use properties.

Final Thought for Sellers

If you're thinking about selling your large acreage property, remember the buyers aren’t paying per acre—they're paying for a lifestyle, usability, and condition of the improvements.
Focus your marketing on the homes, the lifestyle they offer, and the specific benefits of your land.

Want a custom pricing analysis based on your property’s improvements, condition, and income potential? Contact me anytime. I’d be happy to walk you through what buyers are really paying for in today’s acreage market.