Evaluating proposed subdivision developments involves an analysis of land that a developer intends to divide into lots for the purpose of building homes, multifamily complexes or commercial buildings. These appraisals are more complex and require an understanding of the local real estate market, development costs, and regional planning regulations.
Here are the main steps typically involved:
- Market Research: The appraiser would begin by researching the local real estate market, particularly focusing on similar subdivisions. They would analyze sale prices, lot absorption rates, development costs, and the preferences of potential buyers.
- Physical Inspection and Analysis: The appraiser would visit the proposed site to understand the size, topography, accessibility, and any other relevant attributes. They would also need to consider the availability and cost of bringing utilities to the site.
- Highest and Best Use Analysis: This analysis determines the most profitable, legally permissible, physically possible, and financially feasible use of the property. In the context of a proposed subdivision, this could include considering the optimal number and size of lots.
- Development Approach: Often, a subdivision development appraisal will use the development approach, also known as the subdivision development method. This method estimates what the property’s value will be once the subdivision is complete and then subtracts the costs of development (including a profit for the developer) to arrive at the current value of the land.
- Report Writing: The appraiser would document their findings, including data used, approaches taken, and their final conclusion of value, in a comprehensive report.
- Client Communication: The appraiser might have to explain their methodology and findings to the client, answer any questions, or defend their appraisal if it’s disputed.
- Continuing Education: The appraiser needs to stay up-to-date with local planning regulations, changes in development costs, and trends in the local real estate market to ensure their appraisals are accurate and relevant.
Given the future-looking nature of proposed subdivision development appraisals, they tend to be more speculative and complex than other types of appraisals. This requires the appraiser to have a sound understanding of the development process and the factors that drive demand in the local real estate market.