valuing the site chapter 10. chapter terms and concepts abstraction method allocation method...
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VALUING THE SITE
Chapter 10
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CHAPTER TERMS AND CONCEPTS
Abstraction method
Allocation method
Developer’s profit
Development method
Elements of comparison
Highest and best use criteria
Interim use value
Land residual method
Market method
Plottage value
Sales history
Site characteristics
Units of comparison
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LEARNING OUTCOMES
1. Name five different uses of site value appraisals.
2. List the five methods of appraising land.
3. Name five physical characteristics of a site that affect its value.
4. Name three legal and economic considerations in site value.
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PURPOSE OF LAND VALUE ESTIMATES
• Sale and Purchase• Development• Financing• Land Leasing• Government Actions• Agriculture• Court Actions
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SITE VALUE ESTIMATES
Allocation for Tax Purposes Ad Valorem taxes
o Land and improvement values are often separated
Income taxeso Building value is allocated for depreciation purposes
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SITE VALUE ESTIMATES
Site Value in the Three Approaches Cost Approach
o Land + Building = Total Value
Income Approacho Certain techniques require allocated site value
Sales Comparison Approacho Estimate of land value is often needed for comparison
techniques
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METHODS OF APPRAISING LAND
• Market/Direct Comparison
• Allocation or Abstraction
• Land Development
• Land Residual
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APPRAISING LAND
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Figure 10-1
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HIGHEST AND BEST USE
Definition:
“The reasonable and profitable use that will support the highest land value as of the date of value.”
A Highest and Best Use Opinion is Required by USPAP when the assignment is Market Value
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Highest and Best Use Criteria
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STEPS IN THE MARKET METHOD
Appraising Land
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SITE VALUE-ALLOCATION OR ABSTRACTION
When to Use When vacant land sales are not available To appraise shared land interests
Example Sale Price $240,000 Dep. Cost of Bldg -$156,000 Abs. Site Value $84,000
Allocation In some jurisdictions, the allocation between land
and improvements by the County Tax Assessor may give the appraiser some guidance. In other jurisdictions, it is meaningless.
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LAND DEVELOPMENT METHOD
Used to Estimate Value of Land Ready to be Subdivided.
Used When no Comparable Sales Available, or Detailed Analysis of Project is Desired.
Procedure for Residential Subdivision: Estimate number of lots to be developed Estimate total gross sales dollars Subtract all direct and indirect costs of
development Conclude the value of the raw land
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The Lots May Be of Equal Value
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Figure 10-5
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LAND RESIDUAL METHOD
Version of the Income ApproachBased on the Principle of Surplus
ProductivityUsed when no Comparable Sales are
AvailableSuitable for Vacant or Improved income
properties Estimate net operating income for property Estimate income attributable to improvements Capitalize residual income to the land
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MARKET COMPARISON TECHNIQUES
Comparability Criteria Competitive property Market transaction Recent in time of sale
Sales/Listings of Subject Analyze any agreement of sale/option/listings close to
the date of value Investigate prior sales (36 mo)
Data Needed Size, shape, other physical features Legal data (zoning, taxes, restrictions, etc.)
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MARKET COMPARISON TECHNIQUES
Sales History of the Comparables Important in speculative markets Assess the relevance of any transfer
Data Sources Public records, MLS, commercial
databases
Verification Open market transaction Price and terms Assumed loans
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Important Site Characteristics
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Figure 10-7
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PHYSICAL AND LEGAL FACTORS IN LAND VALUE
Physical1. Size
2. Shape
3. Frontage
4. Width
5. Depth
6. Plottage
7. Type of Lot
8. Topography
9. Other
Legal1. Legal Entity
2. Zoning
3. Environment1. Protection
2. Laws
4. Use Restrictions
5. Negative Loc. Factors
6. Utilities & Municipal Services
7. Level of Taxes
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Major Physical Features Affecting Land Value
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Figure 10-8
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ANALYING SALES DATA
TermsTime
LocationPhysical Features
Elements of Comparison
Units of Comparison• Physical• Economic
Example
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LAND SALES ADJUSTMENT GRID
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SUMMARY
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The five primary methods used by appraisers for land values are:
1. The market method2. The allocation method3. The abstraction method4. The land development method5. The land residual method
The most important physical factors include size, shape, frontage, width, depth, plottage, type of lot, and topography. Legal and locational factors include the most likely profitable use, zoning and other land use regulations, as well as utilities and public facilities available.