Land & Acreage
Overview
Land valuation is characterized by extreme regional variation—values can differ 5-10x between counties in the same state. The intended use (agricultural, timber, development, recreational) fundamentally shapes both value and methodology.
Location specificity is paramount. State or national averages are nearly useless; county-level data and recent comparable sales in the same region are essential. Bulk purchases (100+ acres) typically trade at substantial discounts to per-acre averages due to limited buyer pools. Income potential from crops, timber, or mineral leases adds a cash-flow component to traditionally non-producing land.
Our approach emphasizes regional comparables, USDA land value data, and use-specific benchmarks. We apply appropriate discounts for bulk purchases and critically evaluate "prime" descriptions that often reflect asking prices rather than transaction values.
Valuation Factors
6 factorsLocation
Market position ranging from prime urban infill to remote locations, which dramatically affects demand and pricing.
Entitlement
Development approval status from shovel-ready permitted sites to restricted conservation land, significantly impacting development potential and value.
Access
Road access quality and legal ingress/egress rights, from highway frontage to landlocked parcels requiring easements.
Utilities
Availability of utilities including electric, water, sewer, and gas at the property line or requiring extension.
Topography
Physical terrain characteristics affecting buildability, including slope, drainage, flood zone status, and potential for premium views.
Environmental
Environmental constraints including wetlands, contamination, endangered species habitat, or historic preservation requirements.