Expert Appraisal Report Template — Eminent Domain

EXPERT APPRAISAL REPORT — EMINENT DOMAIN PROCEEDING

TABLE OF CONTENTS

1. Cover Letter and Certification
2. Summary of Salient Facts and Conclusions
3. Purpose and Scope of Appraisal
4. Property Identification
5. Regional and Neighborhood Analysis
6. Highest and Best Use Analysis
7. Valuation Methodology
8. Before-Condition Valuation
9. After-Condition Valuation (Partial Taking)
10. Severance Damages and Benefits
11. Conclusion of Value
12. Appraiser Qualifications

I. COVER LETTER AND CERTIFICATION

Date: [__/__/____]

Prepared For:
[________________________________]
[________________________________]
[________________________________]

Re: Appraisal of Property Located at [________________________________]
Case No.: [________________________________]
Parcel No.: [________________________________]

I, [________________________________], a [State] Certified General Real Estate Appraiser (License No. [________________________________]), certify that:

☐ I have personally inspected the subject property on [__/__/____].
☐ I have no present or prospective interest in the subject property.
☐ My engagement is not contingent upon the conclusions reached or the value reported.
☐ This appraisal was prepared in conformity with USPAP.
☐ No one other than those identified herein provided significant professional assistance.

Appraiser Signature: [________________________________]

II. SUMMARY OF SALIENT FACTS AND CONCLUSIONS

III. PURPOSE AND SCOPE OF APPRAISAL

Purpose: To estimate the fair market value of the subject property before and after the proposed taking for purposes of determining just compensation under the Fifth Amendment.

Intended Use: Litigation support in condemnation proceedings, Case No. [________________________________].

Client: [________________________________]

Definition of Fair Market Value: The most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, with buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus.

Effective Date of Valuation: [__/__/____]

Scope of Work: ☐ Complete appraisal ☐ Limited appraisal

IV. PROPERTY IDENTIFICATION

Street Address: [________________________________]
Tax Parcel ID: [________________________________]
Legal Description: [________________________________] (See Exhibit A)
Property Type: ☐ Residential ☐ Commercial ☐ Industrial ☐ Agricultural ☐ Mixed Use ☐ Vacant Land

Site Characteristics:

• Total Acreage/Square Footage: [________________________________]
• Frontage: [________________________________]
• Topography: [________________________________]
• Utilities: [________________________________]
• Access: [________________________________]
• Flood Zone: [________________________________]

Improvements:

• Year Built: [____]
• Gross Building Area: [________________________________]
• Construction Type: [________________________________]
• Condition: [________________________________]

V. REGIONAL AND NEIGHBORHOOD ANALYSIS

[________________________________]

VI. HIGHEST AND BEST USE ANALYSIS

Before Taking: [________________________________]

After Taking: [________________________________]

VII. VALUATION METHODOLOGY

The following approaches were considered:

☐ Sales Comparison Approach — Used / Not Used
☐ Income Capitalization Approach — Used / Not Used
☐ Cost Approach — Used / Not Used

Rationale for Selected Approaches: [________________________________]

VIII. BEFORE-CONDITION VALUATION

A. Sales Comparison Approach

Indicated Value (Sales Comparison): $[________________________________]

B. Income Approach (if applicable)

Gross Potential Income: $[________________________________]
Vacancy and Collection Loss: $[________________________________]
Effective Gross Income: $[________________________________]
Operating Expenses: $[________________________________]
Net Operating Income: $[________________________________]
Capitalization Rate: [____]%
Indicated Value (Income): $[________________________________]

C. Cost Approach (if applicable)

Land Value: $[________________________________]
Replacement Cost New: $[________________________________]
Less Depreciation: $[________________________________]
Indicated Value (Cost): $[________________________________]

Reconciliation — Before Value

Fair Market Value of Entire Property (Before Taking): $[________________________________]

IX. AFTER-CONDITION VALUATION (PARTIAL TAKING)

Description of Taking: [________________________________]

Remainder Property After Taking: [________________________________]

Fair Market Value of Remainder (After Taking): $[________________________________]

X. SEVERANCE DAMAGES AND BENEFITS

Diminution in Value to Remainder: $[________________________________]

Special Benefits to Remainder: $[________________________________]

Net Severance Damages: $[________________________________]

XI. CONCLUSION OF VALUE

XII. APPRAISER QUALIFICATIONS

Name: [________________________________]
Designation(s): [________________________________] (e.g., MAI, SRA, ASA)
State License No.: [________________________________]
State(s) Licensed: [________________________________]
Years of Experience: [____]
Eminent Domain Appraisals Completed: [____]

EXHIBITS

• Exhibit A: Legal Description
• Exhibit B: Plat/Survey Map
• Exhibit C: Photographs of Subject Property
• Exhibit D: Comparable Sales Data Sheets
• Exhibit E: Qualifications of Appraiser

STATE-SPECIFIC CONSIDERATIONS

California: Cal. Code Civ. Proc. § 1258.260 governs admissibility of appraisal testimony. Owner entitled to $5,000 reimbursement for independent appraisal under Cal. Code Civ. Proc. § 1263.025.

Texas: Tex. Prop. Code § 21.0111 requires condemning authority to provide copy of its appraisal. Landowner may challenge before special commissioners.

Florida: Fla. Stat. § 73.071 sets the methodology for determining full compensation, including severance damages. Business damages awarded by the jury are governed by § 73.071(3)(b), and pre-suit business-damages claims (including the 180-day written-offer requirement) are governed by § 73.015.

New York: N.Y. Em. Dom. Proc. Law § 508 governs appraisal exchange and expert testimony requirements.

This template is provided for informational purposes only. Appraisal reports must comply with USPAP and all applicable state and federal requirements. Consult a licensed attorney and certified appraiser before use in any legal proceeding.