Appraisers' Free Forum

Steve apparently referred this to me and I pushed it on down the pike to a state board member in AR that I know does work for the Arkansas Heritage Commission. The Civil War Preservation Commission out of Washington DC is needing a conservation easement appraisal for a site near Carthage, MO. I am assuming it was the Battle of Carthage. I know if you go into the county courthouse, there is a very nice CW display in the hallway....

If this sounds like something you can do, give them a call and tell 'em Steve sent ya...

Cathy Robertson
202-367-1861 ext 7209

I'm not geographically competent in MO, but thanks for the referral. That is an absolutely valuable function of this forum.

Edd Gillespie wrote:I'm not geographically competent in MO, but thanks for the referral. That is an absolutely valuable function of this forum.

Edd, I'd be happy to help you with the geography if you want to bid. I know where the site is, I know multiple similar properties that have sold... I just don't know anything about how to appraise this kind of easement. I told her that if she didn't get any bids I'd consider taking a course or two. Becoming geographically competent in Jasper County is not that big of a deal, although it might present paradigm challenges for those not used to working in a non-disclosure state.

Probably the greatest weakness in conservation easement appraisals is found in the opinion of highest and best use "before." Many appraisers are simply not doing the hard work required to correctly analyze feasibility and coming up with imaginary uses and deeming them feasible. This problem in the appraisal profession is not unusual. I find many appraisers who consider feasibility analysis to include every use they can dream up whether there is any potential that what they think may happen will happen. The information needed to analyze H&BU correctly is what is so critical and it must be accurate.

Well said, Edd, and thanks for that post.

I see many commercial reports wherein, based on the appraiser's vast knowledge and experience, the HBU is "felt" to be whatever the client wants to do with the property. No cost-benefit analyses, no conclusions of feasibility, no nothin'. Just "feelings."

Jim Plante wrote:Well said, Edd, and thanks for that post.

I see many commercial reports wherein, based on the appraiser's vast knowledge and experience, the HBU is "felt" to be whatever the client wants to do with the property. No cost-benefit analyses, no conclusions of feasibility, no nothin'. Just "feelings."

When appraising completely divest yourself of feelings. Save 'em for the kid's birthday, Christmas or a séance.

How long will it take to purge this profession of feeler-appraisers?

If the property is the Battle of Carthage site, it is flat crop land surrounded by several square miles of flat to rolling hills cropland, some with recreational use. Roads are paved, two-lane asphalt. Much of the surrounding land use is either agricultural or single family with a large number of small farms or hobby farms (single family plus ten or twenty acres). While I agree that H&B analysis is always important, I feel that the analysis would be relatively uncomplicated in this situation.

Why don't you bid it, Edd, and I'll look over your shoulder and learn how it's done. I'll provide you with all the comp and demographic data you can absorb (no charge) and will be happy to share my feelings about the state of the market here (if you're interested in feelings gleamed from 16+ years of appraising in this county).

I'll even put you up (in KC) and take you out to see a few of the sights. I think it would be a hoot.

Steve Owen wrote:If the property is the Battle of Carthage site, it is flat crop land surrounded by several square miles of flat to rolling hills cropland, some with recreational use. Roads are paved, two-lane asphalt. Much of the surrounding land use is either agricultural or single family with a large number of small farms or hobby farms (single family plus ten or twenty acres). While I agree that H&B analysis is always important, I feel that the analysis would be relatively uncomplicated in this situation.

Why don't you bid it, Edd, and I'll look over your shoulder and learn how it's done. I'll provide you with all the comp and demographic data you can absorb (no charge) and will be happy to share my feelings about the state of the market here (if you're interested in feelings gleamed from 16+ years of appraising in this county).

I'll even put you up (in KC) and take you out to see a few of the sights. I think it would be a hoot.

Thanks Steve, you are very generous. I am hesitant to appraise out of my area here in CO, because of the detailed information that must be accumulated and analyzed for a complex appraisal, but right now I just don't have the time to devote to getting it done even if we worked together and you provided the local input.

Well, it was worth a shot. The way I figure it, I would learn something that I'm not likely to get a chance to learn otherwise. Conservation easements are not very common here... usually the MO department of conservation just buys the land and turn it into a public use area.

I know it is tough to impossible to find a mentor that is not a predator, but that is what you must do. Unfortunately it is an entrenched part of the profession that doesn't promise to change any time soon. So suck it up and learn the ropes and prepare to suffer the abuse.

Be sure to hang on to your integrity in the process. I am aware a large segment of the profession gives nothing but lip service to that concept even while bending over backward to satisfy their clients.

I take it this is a national group doing the analysis. They are out of Washington DC

I wondered if it was Carthage or maybe some other battle or skimish site that someone has offered to encumber. The lead mines were fought over in several places. Control of the mines was a big issue for the South as they were so short of lead. There are little mines near my home which intrigued me because I have never found a chunk of lead mineral in any rock outcrop in the area. I have been to pits near Morrow, AR where lead ore was mined. And Rush, AR was back in the boonies til I don't even think they knew about lead there until after the war.

Edd Gillespie wrote:I know it is tough to impossible to find a mentor that is not a predator, but that is what you must do. Unfortunately it is an entrenched part of the profession that doesn't promise to change any time soon. So suck it up and learn the ropes and prepare to suffer the abuse.

Be sure to hang on to your integrity in the process. I am aware a large segment of the profession gives nothing but lip service to that concept even while bending over backward to satisfy their clients.

Actually, not that interested, Edd. I stay plenty busy in my own niche. (I'd do it if it was you, though.)

Steve Owen wrote:Actually, not that interested, Edd. I stay plenty busy in my own niche. (I'd do it if it was you, though.)

Just flat out of my geographical area. I've been in MO maybe three times and flew over it one of those times.

I never did find out what property was involved because I didn't bid. I just assumed that it was the Battle of Carthage site. However, this is a very different property and, being currently newsworthy, might have been the site they were wanting appraised.

http://www.joplinglobe.com/cnhi/joplinglobe/homepage/local_story_314164213.html?keyword=leadpicturestory

Just thought some of you might find it interesting.

Local comment:

http://www.joplinglobe.com/editorial/local_story_314231231.html?keyword=topstory