Based on public county records, the verified median sale price for vacant land in Berthoud is $41,571 per acre, drawn from 13 qualified recorded sales over the trailing 24 months. Individual parcels vary widely — zoning, utilities, access, and entitlement status are the largest value levers.
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Last updated: June 2026 · Data window: Trailing 24 months (sales on/after 2024-06-01) · Source: Public Colorado county records, Larimer County
$41,571/ac
Median Vacant Land · Per Acre
13 sales
Qualified Land Transactions · 24 Mo.
$600,000
Median Commercial Sale Price
25 sales
Qualified Commercial Transactions · 24 Mo.
Larimer Co.
County · Front Range / I-25 Corridor
Local Market Snapshot
What Do Recorded Berthoud Land Sales Actually Show?
Public county records for the trailing 24 months show a median vacant land sale price of $41,571 per acre across 13 qualified Berthoud transactions. This is a real, sourced figure — not an estimate or opinion of value.
Vacant Land
Raw & Unentitled Parcels
Qualified Sales13
Median Price Per Acre$41,571
Market DepthThin / Active
Key Value VariableZoning & Utilities
Commercial / Retail / Office
Built Commercial Properties
Qualified Sales25
Median Sale Price$600,000
Typical Range$350K – $1.5M
Property TypeExisting Structures
Data attribution: Public Colorado county records (county assessor and clerk filings), aggregated. Window: Trailing 24 months (sales on/after 2024-06-01). Disclaimer: Figures are descriptive statistics from recorded transactions, not appraisals or opinions of value. Individual properties vary widely. Colorado Land Use is an independent research resource, not a licensed appraiser or real estate broker.
Value Drivers
What Drives Raw Land Value in Berthoud, CO?
Six primary factors explain why two parcels with identical acreage in Berthoud can trade at dramatically different per-acre prices. Understanding these is essential before interpreting any market statistic.
Zoning Designation
Whether a parcel is zoned agricultural, residential, mixed-use, or commercial by Larimer County or the Town of Berthoud is the single most consequential factor. Commercially or residentially zoned land commands a substantial premium over agricultural-only parcels at the same location.
Entitlement Status
Raw, unentitled land carries "entitlement risk" — the uncertainty around approvals, annexation, rezoning, and permitting. Parcels that are already platted, annexed into Berthoud town limits, or have active development agreements are worth meaningfully more because that risk has been absorbed.
Utility Access
Confirmed connection rights to Berthoud municipal water and sewer — or an established water district — dramatically increase value versus a parcel requiring well development and septic permitting. The cost to extend utilities is directly subtracted from what a buyer will pay for the land.
Road Access & Frontage
Direct, paved road access — especially frontage on US-287, Colorado Highway 56, or a Larimer County arterial — adds significant value. Landlocked parcels, or those accessible only via dirt easements, face large discounts and can be difficult to finance or sell at all.
Parcel Size & Shape
Smaller, development-ready lots often trade at a higher per-acre price than large agricultural tracts. Irregular shapes, steep topography, floodplain encumbrance (important near the Little Thompson River drainage), or environmental constraints can reduce per-acre values materially.
Location & Proximity
Distance from Berthoud's town core (Mountain Avenue and US-287), proximity to the I-25 interchange at Highway 56, and access to established commercial and residential nodes all influence raw land pricing. The Front Range I-25 corridor's growth dynamics also exert upward pressure on strategically positioned parcels.
How to Get an Estimate
How Do You Get a Parcel-Specific Land Value Estimate in Berthoud?
The market median is a starting point, not an answer for any individual parcel. A credible estimate requires identifying the recorded comparable sales most similar to your specific property — by size, zoning, location, and condition — and adjusting for key differences.
1
Identify the Parcel and Gather Public Record Data
Start with the Larimer County Assessor's database to pull the official parcel record: legal description, acreage, zoning designation, assessed value history, and any prior sales. The Larimer County Clerk and Recorder's office holds deed transfer records. These are the same sources underlying the verified figures on this page.
2
Confirm Zoning, Entitlement, and Utility Status
Contact the Town of Berthoud Community Development Department for Town-annexed parcels, or Larimer County Planning for unincorporated parcels. Confirm whether water and sewer service is available (and at what cost), what approvals are needed for your intended use, and whether there are any deed restrictions, easements, or environmental overlays on the parcel.
3
Compile Comparable Recorded Sales ("Comps")
Pull the most recent recorded arm's-length vacant land sales in Berthoud that are similar in size, zoning class, and location. With only 13 sales in the 24-month window, you may need to expand to neighboring communities or reach back further in time — flagging that as a limitation of the comparison. Each comp should be verified against the deed and assessor record, not pulled from a listing site that may include non-arm's-length or pending transactions.
4
Adjust for Material Differences
No two parcels are identical. Adjust each comparable sale up or down for differences in: road access quality, presence or absence of utilities at the boundary, zoning or entitlement status differences, topography or shape, and time of sale relative to current market conditions. The direction and magnitude of adjustments require judgment and local knowledge — this is where an experienced appraiser or advisor adds the most value.
5
Reconcile and Interpret the Range
Thin markets like Berthoud's vacant land segment (13 sales in 24 months) produce wide value ranges. A credible research summary will present a range — not a single point estimate — and explain which comps are most relevant and why. If your parcel is highly atypical (very large, landlocked, contaminated, or conversely, already platted and serviced), the range may be very wide or have few true comparables.
6
Request a Licensed Appraisal for High-Stakes Decisions
For financing, partnership disputes, estate purposes, or major acquisition decisions, a research summary is a starting point. A certified USPAP-compliant appraisal from a licensed Colorado real estate appraiser is the appropriate standard for legal and lender purposes. Colorado Land Use can provide research to support that process — we do not ourselves provide appraisals.
Location Context
Why Does Berthoud's Position on the Front Range Matter for Land Prices?
Berthoud sits at a strategic midpoint on the US-287 corridor between Fort Collins and Loveland, with the I-25 interchange at Colorado Highway 56 providing regional connectivity. This position on one of Colorado's fastest-growing corridors exerts upward pressure on strategically located parcels — particularly those with commercial zoning or annexation potential.
Located in Larimer County, between Fort Collins (≈20 mi N) and Loveland (≈8 mi S)
I-25 / Highway 56 interchange provides strong regional access for commercial land
Town of Berthoud limits annexation and growth through its Comprehensive Plan — supply constraint affects pricing
Little Thompson River and irrigation ditches create floodplain and water rights complexity on some parcels
Agricultural heritage means many surrounding unincorporated parcels carry Larimer County agricultural zoning
Front Range population growth continues to increase development pressure on in-fill and edge parcels
Frequently Asked Questions
Berthoud CO Land Prices Per Acre — Questions & Answers
Answers based on verified public county records and independent research. Not appraisals or legal advice.
Based on public county records for the trailing 24 months, the median sale price for vacant land in Berthoud, CO is $41,571 per acre from 13 qualified recorded sales. This is a real, sourced figure. Individual parcels vary widely based on zoning, utilities, access, and entitlement status — a parcel-specific analysis is needed for any individual property.
Public county records show 13 qualified vacant land sales in Berthoud, CO over the trailing 24 months (sales on/after 2024-06-01), with a median sale price of $41,571 per acre. This is a relatively thin market — individual sales can move the median meaningfully.
The primary drivers are: zoning designation (agricultural vs. residential vs. commercial), entitlement status (approved plat, annexed, or raw and unentitled), utility availability (water, sewer, electric at or near the boundary), road access and frontage, parcel size and shape, and location relative to Berthoud's town core and the I-25/US-287 corridor.
Yes, significantly. Land zoned or entitled for residential development or commercial use commands a substantial premium over agricultural or unentitled land at the same location. Entitlement risk — the uncertainty around approvals, annexation, and rezoning — is one of the largest value variables for raw parcels in Berthoud.
Parcels with confirmed access to municipal water and sewer service from the Town of Berthoud or a Berthoud-area district typically trade at a meaningful premium over parcels requiring well and septic development. The cost and feasibility of bringing utilities to the property is directly capitalized into land price — buyers subtract the estimated extension cost from what they'll pay for the raw ground.
Public county records show 25 qualified commercial/retail/office sales in Berthoud over the trailing 24 months, with a median sale price of $600,000 and a typical range of $350,000 to $1,500,000. These figures cover existing built commercial properties, not vacant land parcels.
With 13 recorded vacant land sales in 24 months, Berthoud has a relatively thin but active land market. Thin markets mean individual sales can move the median meaningfully, so parcel-specific analysis is essential rather than relying solely on the aggregate median. The commercial market is more active at 25 sales in the same period.
Smaller lots (under 1 acre) often trade at a higher per-acre price, reflecting their scarcity and development-ready premium. Larger agricultural parcels typically show a lower per-acre figure due to the bulk discount effect and greater entitlement uncertainty. The $41,571 median blends all recorded sizes in the dataset.
We only publish verified, sourced figures. We have confirmed data for Berthoud ($41,571/acre median, 13 sales). Comparative figures for Loveland, Fort Collins, Longmont, or other neighboring communities require separate parcel-level analysis. Contact us to request a cross-market comparative report.
No. These are descriptive statistics computed from recorded arm's-length transactions in public Colorado county records (Larimer County assessor and clerk filings). They are not appraisals, broker opinions of value, or investment advice. Colorado Land Use is an independent research resource, not a licensed appraiser or real estate broker.
Submit a parcel-specific inquiry through the request form at the top of this page. Include the parcel address or Larimer County APN, approximate acreage, and known zoning. We will identify the most relevant comparable recorded sales and provide a research summary — typically within 2–3 business days at no cost or obligation.
Yes. Parcels with direct paved road frontage — particularly on US-287, Colorado Highway 56, or a Larimer County arterial — command a premium. Landlocked or access-challenged parcels face significant discounts and can be difficult to finance or market. Access easement complexity can make some parcels practically un-sellable without resolution, so title and easement review is critical before relying on any value estimate.
Ready to Research Your Berthoud Parcel?
The $41,571/acre median is a starting point. Get a research summary built around the recorded sales most comparable to your specific property — by size, zoning, location, and condition.
