Question Had a party call me about 40 vacant ac. he sold. Had an offer of $6500/acre. Closest sale is $6500/acre (about 3 miles away from Centerton but not in Bentonville Sch. Dist.) He called because i did the estate appraisal a couple years ago and valued it higher than that but he recognized the value had decreased since 06-07. The deal fell thru because a well known Bentonville appraiser valued it about $3,800 an acre..Go figure. No idea where he got the land value estimate without going 20 miles W to a couple recent sales on the Ok state line. Guy finally gets another appraisal and closes the deal at $6000 an acre. Nice level land on a paved county road with 1320' of frontage, split in two parts to 2 parties. Fast forward 30 days or so. A friend stops by. Has a report from a trainee of the fellow above. This one in Gentry and about 4 miles from the state line...has an easement road into the 40 acre parcel and an older well -maintained house. There is a large power line from SWEPCO that bisects the 40 acres from one end to the other. She valued that acreage at $4,500± per acre?? And in the cost approach the RCN was based upon $51 per sf... Anyone know a builder who will build an average quality ranch style home for $51 a SF?....Anyone think level pasture land around Centerton is worth less than land in the extreme west side of county? Just asking.