CONSERVATION EASEMENTS
Conservation easements may offer substantial financial and tax benefits to landowners. For example, land trusts often purchase conservation easements outright for fair market value. Under current tax laws, landowners can also donate conservation easements and receive a tax deduction on their federal income taxes. The financial benefits of conservation easements along with their perpetual duration has made them one of the most effective means of permanently protecting and preserving land in its natural state.
TIMBERLAND APPRAISALS
Timberland appraisals are frequently performed for various reasons such as:
- Acquisition due diligence and acquisition value booking
- Interim valuations for financial reporting
- Disposition valuation
- Financing
- Estate Planning
- Property division
- Tax appeals
HL Mantle meets all these needs where rural lands are concerned, throughout the Northeastern U.S.
PARTIAL INTEREST VALUATIONS
Reasons for performing a partial interest valuation are typically related to estate tax valuation or estate tax planning but could involve divorce, business dissolution or valuation of collateral for a bank.
EMINENT DOMAIN/CONDEMNATION
An eminent domain action may reserve certain rights in the property to the current owner. The government may petition to take only part of, or a partial interest in, the property. This requires the appraiser to value the “larger parcel” — the currently undivided, contiguous property — and the “remainder” of the property, or rights to use the property, that will be held by the owner after condemnation and factor that into the overall value of the taken property. For an added wrinkle, it will often be necessary for the appraiser to determine his or her opinion of value on the “remainder” before the taking and after the development or use prompting the taking, because they are likely to be very different.
Here at HL Mantle, we are ready and able to perform your condemnation/eminent domain appraisal. Browse our website to learn more about our qualifications and expertise.
BARGAIN SALE
When purchasing land or a conservation easement at fair market value or in a bargain sale, the land trust must document the price it paid to purchase the property with an appraisal that is independent from any appraisal provided solely for the seller of the property.
FARM APPRAISALS
Agricultural real estate is a broad based type of property. We have experience appraising many types of agricultural properties. Some of those property types include dairies, concentrated animal operations, (including poultry, veal, & swine operations), general farms, vacant land tracts and lifestyle farms. We have experience in appraising almost any type of agricultural property that is located in Central Pennsylvania.
Conducting a farm appraisal involves a close analysis of the entire farm operation, not only the farmhouse, but equally important are the other farm buildings and their use, such as dairy barns, poultry houses, hog barns, veal barns, and other type of farm activities.
Another important part of a farm appraisal is a study of the soils that are found on the farm. They could vary from deep, well-drained limestone soils of high productivity or to shallow well-drained, red shale soils with low productivity. Our farm appraisal staff is knowledgeable in the area of soils analysis and its impact as to the value of the farm.
MARKETING AND FEASIBILITY STUDIES
Feasibility studies are a combination of a market study and financial analysis used to determine if it is financially feasible to develop a proposed property. They are also performed to evaluate the feasibility of renovating or upgrading an existing property. Feasibility studies determine whether a property is financially feasible and whether its complete and stabilized value are equal to or exceed (1) the total costs to build it, (2) entrepreneurial profit and (3) an adequate return for the capital invested to develop the property.
ESTATE PLANNING
Estate Appraisals are used to determine the Market Value of Property as of a certain date, which may or may not be the date that the realty appraisal is ordered. A date of death valuation will give the actual market value of the property as of the date of death of the owner(s). Knowing the value of the property at a point in time prior to the owners death can help establish the foundation for serious financial planning.
ESTATE SETTLEMENT
When an estate has a transfer of ownership due to death, it is very common for a real estate appraisal to be needed for tax and/or inheritance purposes. Sometimes an attorney or accountant will order an appraisal during such a circumstance or most typically have a family member or heir choose an appraiser for the job at hand.
Estate settlement or “Date of Death” appraisals are something we specialize in, and we work well with home owners in what can be a difficult time in life. Our goal is to provide a reliable appraisal in a timely manner and make the appraisal process as smooth as possible.
TAX ASSESSMENT REVIEW
The assessed value of your real estate should equal what the property would easily sell for (appraised value). If the assessed value exceeds what the property would easily sell for you should file an appeal. If the property is affected by a diminution in value caused by declining prices and market conditions, detrimental conditions i.e. cracked slab, landslide, construction defects, condemnation, environmental problems, or other causes you should file an appeal. Property tax appeals can be filed on any real estate including a home, ranch, vacant land, apartment building, commercial, industrial, or special use property.
Before you file for a real property tax assessment appeal you should get an appraisal prepared by an appraiser experienced in appraisal methodologies for assessment appeals. Here at HL Mantle, we are ready and able to perform your Tax Assessment Review Appraisal. Browse our website to learn more about our qualifications and expertise.
DISPUTE RESOLUTION
What types of disputes may be appropriate for expert appraisal?
There is a wide range of conflicts that expert appraisal may help to resolve amicably.
- Agricultural disputes
- Breach of Contract
- Business and Consumer complaints
- Commercial disputes
- Community issues
- Construction disputes
- Contact/Residence issues or Parenting Plans
- Divorce/separation issues
- Family issues
- Interpersonal Disputes
- Landlord/Tenant Problems
- Neighbor/Neighbor Conflicts
- Neighborhood disputes
- Personal/Real Property Issues
- Restitution for Damages
- Many More.
LAND UTILIZATION STUDIES
Often appraisals are required when townships are planning certain uses of land, rezoning, implementation of housing developments, traffic infrastructure, cost benefit analysis and a whole host of various projects. The appraiser’s responsibility to deliver an accurate and defensible appraisal report is a necessary response to the question of fair market value.