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Forensic Appraisal Group, Ltd.
Types of Appraisal Services 

A brief outline of our appraisal services includes the whole realm of valuation assignments from the simplest vacant land  analysis to appraising islands in the Great Lakes.  Our firm has experience in most areas of valuation, but we tend to prefer the following areas of expertise:

  • Condemnation / Eminent Domain:  The government has the right to take private property for the good of the public. This right is called Eminent Domain and the exercise of this right is called Condemnation.  This is not to be confused with the condemnation of a property for health or safety reasons.  Typical condemnation projects would include road building, urban renewal projects, construction of parks and recreational land.  This area of valuation is a speciality in itself requiring not only sufficient appraisal expertise, but knowledge of condemnation law and how it applies to the valuation of properties when estimating the total Loss and Damage incurred on a property.

  • Electric Transmission Line Easements:  The valuation of easements can be a difficult and complex valuation since easements represent only a partial interest in the land.  When analyzing the valuation of such an easement the appraiser needs to take into consideration the effects such an easement will have on the immediate easement area and the surrounding property.  Our firm has been engaged in research studying the effects that such power lines have on property and has regularly been called upon to give testimony to this effect.

  • Gas Transmission Line Easements:  Similar to the electric transmission line easements, gas line easements can be difficult and complex.  In these easements, the land interest being affected includes the surface and subsurface interests as well as any potential effects such an easement may have on the surrounding properties.  Our firm has been engaged in research studying the effects that such gas lines have on property and has regularly been called upon to give testimony to this effect.

  • Stigmatized Properties:  A stigmatized property is a property that has been devalued due to a stigma.  This stigma can be real, e.g. hazardous waste, or imaginary, e.g. haunted house.  The valuation of such properties requires expertise in valuation and understanding the dimension of the stigma.  Some stigmas are short lived, others may persist for years, while others may exist for the life of the property.  Some examples of stigmatized properties are: faulty construction, hazardous waste, soil contamination, sick building syndrome, radon poisoning, a recent murder or bizarre crime on the property, accident prone properties and properties suffering from outside sources such as presence of a nuclear power plant that has recently leaked.  Other stigmas may not be as directly obvious such as a property which borders a rails-to-trails.  While most property owners enjoy being in proximity to such a trail, those directly on the line fear that the line will bring unwanted pedestrian traffic along their once undisturbed property lines.  For an example of such fears, click here for an article on a recent rails-to-trails dispute.

  • Commercial and Income Properties:  This area of expertise includes all types of commercial and income producing properties from the small multi-family unit to the more complex strip mall.  Some examples of our recent assignments would include: multi-family units, small single stores, convenience stores, motels, banks, speciality retail, paper mills and auto dealerships.

  • Complex Properties, Agriculture and Residential:  Complex properties are those that have unusual features, placement or history (if residential), or properties that have unusual crops, animal production or placement (if agriculture). Examples of residential complex properties would be: multiple estate properties, historic homes, non-conforming property, earth homes, experimental design homes, homes built by famous or infamous architects, homes with indoor pools, waterfront property, large estates, and so on.  Agriculture properties that would fit this description could include horse farms, rental stables with large customer base, super sized dairy operations, ginseng farms, fish farms, windmill farms, cranberry farms and so on.

  • Development Property:  Development property and feasibility analysis go hand and hand.  This is a property that has development potential (discovered after the feasibility analysis) for either commercial, industrial or residential use.  Several unique appraisal methods can be utilized in this valuation depending on the type of use.  An example of such a method would be the "subdivision method" for residential development.  In this method, the appraiser projects the finished development then works backwards to discover the land value.

  • Unique Properties:  This is a catch-all area for properties that do not fit a common market.  Included in this category would be: churches, special use commercial, special use industrial, schools, universities, unique resorts, alternative energy use properties and historic properties such as bed-and-breakfast establishments.

  • Feasibility Analysis:  Also known as a feasibility study and closely related to a market analysis (study).  This is an analysis of the cost-benefit relationship of a real estate project.  These studies are often accompanied by a development property appraisal (if for purchase).  Often such studies are used to establish the need and basis for projected success of a project.

  • Consultation:  We also specialize in consulting on a proposed project, land use, effects of improvements, value related issues and stigma effects.

  • Expert Witness:  Knowing value is important to being an expert witness, but it is only part of the job description.  The other part is knowing how to communicate this knowledge to court commissioners, judges and/or a jury.  Our expert communication skills and testimony experience is what sets an expert witness apart from an expert.  We have been admitted to many courts and commission hearings throughout the state as an expert in valuation and have several law firms as our references.
Have A Valuation Question?  
Call (920) 558-4638 to talk with our valuation expert