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Different zoning

Discussion in 'Urgent - Help Needed' started by Tran Nguyen, Mar 2, 2006.

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  1. Tran Nguyen

    Tran Nguyen New Member

    0
    Apr 14, 2005
    The subject property is in Zoning A, all the closed sales are in Zoning R1-8. Can I use them as comparables? I'm in N.California.
    Please help. Thank you
     
  2. Oregon Doug

    Oregon Doug Senior Member

    0
    Jan 15, 2002
    Professional Status:
    General Public
    State:
    Oregon
    Zoning designations & what mean are local (town, county..) matters - you'll need to talk to a more local appraiser that knows & understands what "A" & R1-8 mean. kinda like my asking you the difference between EFU, F2 & T1 zoning (one of my personal favorites is CR).

    Oregon Doug
     
  3. Fred

    Fred Elite Member

    0
    Jan 15, 2002
    Professional Status:
    Retired Appraiser
    State:
    Virgin Islands
    Are the properties improved?
     
  4. Jerry Lieb

    Jerry Lieb Junior Member

    0
    Aug 14, 2004
    Professional Status:
    Certified General Appraiser
    State:
    California
    Tran,

    Zoning is all-important when it comes to land. Without knowing what A means, I will take a wild guess that it is probably an Agricultural zoning of some type. You need to find out for sure by going to the local governing agency and personally looking at a zoning map.

    From the sound of your question, I am concerned that you do not have extensive experience appraising land. (Correct me if I'm wrong). If I am right, then you should working on this with someone from your area who has such experience. (Remember the Competency Rule.)

    I am in Southern California. A lot of formerly Ag zoned land has become R-1 of various densities, as the demand for subdivisions continues and the H & B Use changes. If the situation is similar where you are, you should find out two things: 1) what was the R1-8 land zoned AT TIME OF SALE or immediately before sale, and 2) What the the general plan show for the A zoned land. If it is to become R1-8, then that might be something to consider.

    There are many factors involved in appraising vacant land; zoning, present and future, availability of utilities, environmental issues, flood zone issues, etc. The list goes on and on.
     
  5. Tran Nguyen

    Tran Nguyen New Member

    0
    Apr 14, 2005
    The property is not improved. It's a 450Sq.Ft. house, and the site is about 13000Sq. Ft.
    Thank you Jerry. According to Assessor office, 98% of the value of this property is on the land. I have no experience on appraising vacant land so I sent the order to my former mentor.
    Thank you everybody.
     
  6. Wally Jones

    Wally Jones Senior Member

    0
    Jan 23, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Florida
    Tran, would your former mentor let you assist him in doing the report? That would be a great learning experience.
     
  7. hoavinh

    hoavinh Sophomore Member

    0
    Sep 15, 2003
    Professional Status:
    Licensed Appraiser
    State:
    California
    Yes, we have a good relationship.
     
  8. hoavinh

    hoavinh Sophomore Member

    0
    Sep 15, 2003
    Professional Status:
    Licensed Appraiser
    State:
    California
    My boss always help Tran and I with complex appraisals although we left the
    nest months ago.
     
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