Carnivore
Elite Member
- Joined
- Jan 15, 2002
- Professional Status
- Certified Residential Appraiser
- State
- North Carolina
We have a lot of undeveloped land in south east Gastonia. Some of which is held by one family. For that matter we actually have lots and lots of undeveloped land in the entire County
Two major infrastructure Bonds were defeated by the General Population.
1. Garden Parkway Toll Rd and much earlier
2. County wide municipal water.
3. The third major defeat was moving the Gastonia Municipal Airport from where I live(im adjacent to it) to the northern part of the County.
All of these collectively have really stifled SFR Value Appreciation and subsequent Commercial Development.
Just about 5-6 mile south if me is the NC/SC State line. This is Hwy 274. This is where the Garden Parkway would have crossed the Catawba River(Major Barrier). and linked in with I-485 in Charlotte/Mecklenburg County. If that Parkway had been built the Property Values in my Hood would have skyrocketed. One Big mover and Shaker in my County has said the Heck with It he is moving forward with development of his 200 Acre. It will be Called Pressley. He is paying for municipal Water to be brought up to his development. I forget the cost but its huge. South Carolina is answering the Call and widening Hwy 274 up to His development. Is NC/Gaston County doing the same? Well I don't even see surveyors out there, so my guess is Once again we are asleep at the switch. Frustrating to say the least.
So what does that mean for Gaston County Retail business near there(up by me). It means that these new residents will not come north towards me. NO , they will go south into South Carolina. Retail just across the border will explode! NC residents close to this border(like me) will migrate their dollars into South Carolina. I have no loyalty to anyone/business if I can with less traffic hassle(time) go south and enjoy lower prices(lower sales tax)!
Major Point: No matter how much Dot Gov thinks they can manipulate you, the Individual always thinks of themselves first! This simply is 'The Market'!
Minor Point: This is off topic a little bit, but needs to be said to re-enforce a point of another Topic. Above I went into some detail about what I know about the RE Market in My area of operation. I could get even more detailed and provide Traffic Flow Studies, etc blah blah
Here is the point: If you as an appraiser start completing Desk-Toppies and Burb it Up Reports as a significant volume of your Business! It is my ever so humble opinion that your Geographical Competence will gradually erode to the point where your MV's opinion will have such a wide range of variance and may erode enough to where your Reports will be not much better than an AVM or even worse from a credibility point of view.
Two major infrastructure Bonds were defeated by the General Population.
1. Garden Parkway Toll Rd and much earlier
2. County wide municipal water.
3. The third major defeat was moving the Gastonia Municipal Airport from where I live(im adjacent to it) to the northern part of the County.
All of these collectively have really stifled SFR Value Appreciation and subsequent Commercial Development.
Just about 5-6 mile south if me is the NC/SC State line. This is Hwy 274. This is where the Garden Parkway would have crossed the Catawba River(Major Barrier). and linked in with I-485 in Charlotte/Mecklenburg County. If that Parkway had been built the Property Values in my Hood would have skyrocketed. One Big mover and Shaker in my County has said the Heck with It he is moving forward with development of his 200 Acre. It will be Called Pressley. He is paying for municipal Water to be brought up to his development. I forget the cost but its huge. South Carolina is answering the Call and widening Hwy 274 up to His development. Is NC/Gaston County doing the same? Well I don't even see surveyors out there, so my guess is Once again we are asleep at the switch. Frustrating to say the least.
So what does that mean for Gaston County Retail business near there(up by me). It means that these new residents will not come north towards me. NO , they will go south into South Carolina. Retail just across the border will explode! NC residents close to this border(like me) will migrate their dollars into South Carolina. I have no loyalty to anyone/business if I can with less traffic hassle(time) go south and enjoy lower prices(lower sales tax)!
Major Point: No matter how much Dot Gov thinks they can manipulate you, the Individual always thinks of themselves first! This simply is 'The Market'!
Minor Point: This is off topic a little bit, but needs to be said to re-enforce a point of another Topic. Above I went into some detail about what I know about the RE Market in My area of operation. I could get even more detailed and provide Traffic Flow Studies, etc blah blah
Here is the point: If you as an appraiser start completing Desk-Toppies and Burb it Up Reports as a significant volume of your Business! It is my ever so humble opinion that your Geographical Competence will gradually erode to the point where your MV's opinion will have such a wide range of variance and may erode enough to where your Reports will be not much better than an AVM or even worse from a credibility point of view.
