Did you live under power lines as a kid??

[H.B. Userman]

I'm appraising a subdivision in a beautiful recreational area in central WI. This is an 11 acre, 25 unit development with some partial views of a popular lake.

So, I get to the property to find out that power lines border the north line of the property, and I'm not talking about the treated wooden poles that run along the side of every road, I'm talking about the high voltage ones, and they are tall.

There are approximately five lots that are located within the fall distance of the power lines.

Any suggestions on how I go about measuring this obsolescence??

 

[Lobo Fan]

I think it has been proven that exposure to power lines has no medical implications. You better be able to prove it if you are going to adjust for it. Otherwise you might end up in an ugly lawsuit outside the coverage of your E & O.

If you can prove market resistance then you may have something to go on. Good luck. This one looks like a real PITA.

 

[Mike Garrett RAA]

Are you sure it's in the fall distance? I would attempt to verify that with municipal authorities prior to working on measuring the affect. The simple answer would be pairs analysis. I have found, IN MY MARKET, little if any measurable difference in value. We have a major high voltage power line running right through the middle of the town. Portions of it go through residential neighborhoods.

 

[Ray Miller]

Lots of research. I did one similar a few years back when we were in class togehter. I think my research show a 25% reduction in lots that were in the fall line of the Major Steel Tower High Lines. I will see if I can find the information. Its about four years old now.

These were recreational lots up north. Not city or twon lots. I think the view of the power lines had a lot to do with it.

 

[Lee Lansford]

It's not so much the "fall distance" (I believe that the towers are constructed so that they will collapse inward) as it is "who WANTS to live adjacent to the towers?" Given reasonable alternatives, how many people would have as their first choice the electric transmission towers to the rear of their property?

I take it you have no local appraisers with whom to discuss this matter. It is always better to stay local with such advice...that is, if you can find competent appraisers to discuss such a matter.

Paired-sale analysis? Nothing available? Do you know what the original sales prices were of the sites in the subdivision? No transfers of improved properties?

Are there no other negative external influences present in other properties that you have appraised? If "yes", what has that experience told you?

I can't give you a specific percentage or, of course, dollar adjustment. I've experienced similar circumstances and the negative associated with the proximity to the towers can vary from a few percent of MV for "low-end" properties to a substantial adjustment for high-end properties.

 

[Terrel L. Shields]

(I believe that the towers are constructed so that they will collapse inward)

Trust me, they will fall straight given the right circumstance, but the "tug" is along the line so they tend to fall along the ROW. You all seem not to have been around high power elec lines much.

I have one on the next ¼ section. In hot weather the juice is flowing, the issue is NOISE..sounds like bacon frying...very large bacon. In winter the lines tighten and it sounds more like the classic wire 'singing', more mechanical. Like a RR you can get used to it, but it never goes away.

I would adjust anything within 500 feet or so, or at least comment on it. Marketing times will increase. Sell in fall or spring when the wires are least noisy.

 

[xm72mhd]

Gatlin,

A few years ago one of the large power companies proposed a high voltage line to run up the front range from Pueblo to Denver. Everybody in line went nuts and had anti-electric meetings etc. The major gripes were health and property values.

The power company had several long term scientific studies from around the country that pretty well de-bunked the concerns that there are any health problems resulting from whatever electricity does in those high voltage lines. And other studies also demonstrated conclusively that property values are not affected in the proximity of high voltage transmission systems.:new_2gunsfiring_v1: :Eyecrazy: :Eyecrazy:

I suppose you could get access if you googled it. Or maybe you could call your local electrical company.

Is that responsive to your questions. I figured you could figure out how to measure where the thing will fall, if it falls.

 

[Mike Garrett RAA]

Ok Edd....now you can take that tin foil triangle hat off your head!

 

[Smokey Bear]

Ok Edd....now you can take that tin foil triangle hat off your head!

Could be that the detriment could be balanced with the advantage of no direct rear neighbors.

 

[Joker]

I did grow up near High Tension Power Lines (come to think of it, I also ate lead paint chips....). Noise is an issue. As Terrel said, you can definately hear the sizzle and almost like a whistle sound, but maybe not in a less isolated place. It's pretty quiet out here.

These power lines provide hours of entertainment. You can hold a long tube fluoresent light bulb up in the air under these things and the bulbs will light up. It's a great way to pretend to be Luke Skywalker fighting Darth Vader. Also, the power lines right of ways provide some trails for off-roading.

To the topic, research your market and the submarkets. I have found that in some price ranges, the towers do not drastically impact value. In other price ranges, it dies.