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Old 10-19-2010, 05:51 PM
KJR2008 KJR2008 is offline
 
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Default Is there a statistical method for determining "present land usage"

"Present land usage" is there a more accurate way to determine the usage other than a visual inspection of the neighborhood estimate? Any data sources, educated guess formulas welcomed. Thanks
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Old 10-19-2010, 06:15 PM
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I came up qith a system where I use the tax records and land use codes. Generally I search land uses within a radius of 1/2 mile from the property. The report I'm working on right now ended up like this:

Total # of tax lots: 3,292
SFD: 3,057
2-4 Family: 37
5+ Family: 38
Commercial: 85
Other: 75

I then convert those numbers to simplified percentages for the report. Most appraisers I know use the eyeball-estimator technique, though. My numbers are probably more consistent and accurate but I'm not sure a few percentage points really matters in the end, assuming that the guestimating is based on knowledge of the area and not just pulled out of a hat.
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Old 10-19-2010, 07:12 PM
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I just guess.
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Old 10-19-2010, 07:16 PM
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Census data http://www.census.gov/
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Old 10-19-2010, 08:40 PM
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The community in which you're appraising may have a master plan on their web site. If so, they often break down the types of land use by acreage.

There are a number of ways to measure land use: by acreage devoted to land uses; by units devoted to such uses; by taxable income obtained from uses, etc., etc.

I suspect, like CANative, most people just guess, based on their experience and knowledge of the area or neighborhood. While the term guess has come to be a dirty word in the context of appraising, this is not an inappropriate method by those who possess the requisite knowledge and experience in a given market.
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Old 10-19-2010, 08:43 PM
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Quote:
Originally Posted by eld2310 View Post

Total # of tax lots: 3,292
SFD: 3,057
2-4 Family: 37
5+ Family: 38
Commercial: 85
Other: 75
If we are talking about the neighborhood land usage I would not consider the neighborhood to have 3,300 parcels.
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Old 10-19-2010, 09:13 PM
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Quote:
Originally Posted by KJR2008 View Post
"Present land usage" is there a more accurate way to determine the usage other than a visual inspection of the neighborhood estimate? Any data sources, educated guess formulas welcomed. Thanks
Is there a Zoning Ordinance in this neighbohood?

Just curious because some townships in my area have no zoning and I am often challenged to determine land use percentages.
  #8  
Old 10-19-2010, 10:29 PM
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I'm still waiting to find an authoritative description on what they want here.

Is it % of literal use? Like if you had a fully built out neighborhood that was all 1 acre parcels and each had a 4356 sf house on it it would be 10% Residential, 90% vacant.

Is it % of intended use? Like if 10% of lots are zoned commercial and 90% are zoned residential, those are the numbers you use even if not 1 stick is built on any of the lots and its just a big patch of vacant forrest.

Is it % of actual use based on zoning where only developed parcels count? Like if 50% of the parcels, which are 100% residential zoning, are actually built with a house then its 50% residential, 50% vacant.
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Old 10-20-2010, 02:25 AM
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The key word is neighborhood. I rough count the number of types of zoning and buildings "within the neighborhood". Atherton, CA has zoning that requires each SFR to be located on a minimum one acre site (43,560 sq. ft.). Thirty houses in a particular neighborhood might represent 100% One-Unit. Other communities have neighborhoods with a corner convenience store or shopping mall that seldom represents over 1-5% of the Present Land Use %. The neighborhood probably changes when you have a group of industrial, commercial, and multi-family land uses.

I like the idea of having tax records and land use codes, but they generally extend outside the subject's neighborhood.

Harrison's Illustrated Guide has some model comments that speak directly to reviewers and underwriters.
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