Estimating Land Values

by Ted Gwartney, MAI

Assessor, Greenwich,
Connecticut
[email protected]
Contents
The Nature of Land and Natural Resources

Characteristics of Land
Land Rent Compared with Market Value

Principles of Land Assessment

Utility, Scarcity and Desirability

Limitations on Land Ownership and Use

Factors that Contribute to Land Value

Highest and Best Use of Land

Procedures for Land Assessment

o
o

Defining the Assignment

Determining the Data Required and Its Source

Collecting and Recording the Data

Verifying the Data

Analyzing and Interpreting the Data

Estimating the Market Values

Public Examination and Analysis of the Land Market Values

Periodic Updating of Assessments

Methods Used to Assess Land Value

Three Approaches to Valuing Real Estate

Specific Methods Used in Appraising Land Value

Sales Comparison

o
o

Per Dwelling Unit Site

Per Square-Foot

Per Acre

Per Front-Foot

Proportional Relationship

Developmental Analysis

Allocation

Extraction

Ground Rent Capitalization

Subdivision Development

Land Value Maps

Computer Estimated Land Values

The Source of Public Revenue

Environmental Preservation
Efficiency of Public Revenue

How Much Land Rent Should the Community Collect?

The Nature of Land and Natural Resources

Characteristics of Land
Land, in an economic sense, is defined as the entire material universe
outside of people themselves and the products of people. It includes all
natural resources, materials, airwaves, as well as the ground. All air, soil,
minerals and water is included in the definition of land. Everything that is
freely supplied by nature, and not made by man, is categorized as land.
Land holds a unique and pivotal position in social, political, environmental
and economic theory. Land supports all life and stands at the center of
human culture and institutions. All people, at all times, must make use of
land. Land has no cost of production. It is nature's gift to mankind, which
enables life to continue and prosper.

Land's uniqueness stems from its fixed supply and immobility. Land cannot
be manufactured or reproduced. Land is required directly or indirectly in the
production of all goods and services. Land is our most basic resource and the
source of all wealth.
Land rent is the price paid annually for the exclusive right (a monopoly) to
use a certain location, piece of land or other natural resource. People receive
wages for work, capital receives interest for investment, and land receives
rent for the exclusive use of a location. Equity and efficiency require that the
local general public, who created land value, should be paid for the exclusive
use of a land site. That Payment is in the form of a land tax.
When considering world-wide economics, most people think that land rent
contributes only a small insignificant portion of value. But as societies
progress, land has become the predominant force in determining the
progress or poverty of all people within a community. Land in major or cities
is so costly that people are forced to move further away and travel great
distances in order to get to work and social attractions. In the more
developed countries of the world, land rent represents more than 40% of
gross annual production.
Since land is fixed in supply, as more land is demanded by people the rent
will increase proportionally. Demand is the sole determinant of land rent.
Changes in land rent and land taxes have no impact on the supply of land,
because the land supply is fixed and cannot be significantly expanded. Labor
and capital are variable in supply. A higher price for commodities causes
more labor and capital to make itself available. Labor and capital are
rewarded for their work. A high price is an incentive to work harder and
longer, while a low price is not an incentive to work harder and longer.
The rent of land, however, serves no such incentive function, because the
supply of land is fixed. The same amount is available no matter how high or
low the price. Buildings are not a part of land rent. Land rent results from the
desire made by everyone who lives within a community to use land.
Economic rent is the only source of revenue that could be taken for
community purposes without having any negative effect on the productive
potential of the economy. Economists consider rent to be a surplus payment
which is unnecessary to ensure that land is available. When a community
captures land rent for public purposes, both efficiency and equity are
realized.
The economic market rental value of land should be sufficient to finance
public services and to obviate the need for raising revenue from taxes, such
as income or wage taxes; sales, commodity or value-added taxes; and taxes
on buildings, machinery and industry. Public revenue should not be supplied
by taxes on people and enterprise until after all of the available revenue has

been first collected from the natural and community created value of land.
Only if land rent were insufficient would it be necessary to collect any taxes.
The collection of land rent, by the public for supplying public needs, returns
the advantage an individual receives from the exclusive use of a land site to
the balance of the community, who along with nature, contributed to its
value and allow its exclusive use.
Land Rent Compared with Market Value
Land Market Value is the land rental value, minus land taxes, divided by a
capitalization rate. (1) Each of these terms is defined as follows:
1. Land Rental Value is the annual fee individuals are willing to pay for the
exclusive right to use a land site for a period of time. This may include
a speculative opportunity cost.
2. Land Taxes is the portion of the land rental value that is claimed for the
community.
3. Capitalization Rate is a market determined rate of return that would
attract individuals to invest in the use of land, considering all of the
risks and benefits which could be realized.
4. Land Market Value is the land rental value, minus land taxes, divided
by a capitalization rate.
The mathematical relationship is then:
Land Rental Value - Land
=
Taxes
Capitalization Rate
Land Rental Value = Market Value x Capitalization Rate + Land Taxes
Land Market
Value

For example, assume that the land rent for a site is $1,800, the land taxes
are $300 and the capitalization rate is 6%, what would the land market value
be?
Land Market
Value
Land Market
Value

Land Rental Value - Land

=
Taxes
Capitalization Rate
$1,800 $1,50
$25,00
=
$300
=
0
=
0
6%
6%

What would result if a larger portion of the land rent were collected? Let's
consider $1,650 rather than $300.

Land Market
Value

$1,800 $1,650
6%

$15
$250
= 0 =
0
6%

If any three factors are known, the fourth can be calculated. The term land
rental value can be used instead of market value, or vice versa, in the
discussion of land assessment systems.
If only a small amount of land rent remained to be capitalized after land
taxes were collected, land could have a lower market value. It would,
however, continue to have the same rental or productive value to the
community
Not only is land rent a potentially important source of public revenue, the tax
on land is a means of limiting excessive speculation in land prices. This
would ensure that the equal opportunity to be productive would be available
to all citizens. With limited money to invest, people could invest in productive
equipment and wages, rather than in high land prices which produce no
additional tangible wealth.
The formula indicates how simple it would be to translate market value to
rental value or vice versa, depending upon the policy of any nation. In the
United States and most other countries, land values are estimated and
assessed. Land taxes, however, are a portion of land rent. The balance of this
paper will explain how land values are estimated.
Principles of Land Assessment
An appraisal is essentially an expert opinion of the market value of a site; the
assessor must present one that is supportable and comprehensible. The
assessor must develop and use specific terminology suitable and pertinent to
land appraisal.
Land is the entire non-reproducible, physical universe, including all natural
resources. A land site includes everything within the earth, under its
boundaries and over it, extending infinitely into space. In addition to a
location for a house or building, a land site would include the minerals,
water, trees, view, sunshine and air space. The shape of the site can be
described as an inverted cone with its apex at the center of the earth and
extending upward through the surface into space.
In appraisal, a land site is a parcel of land that is finished and ready for use
under the standards prevailing in its area. It might have the necessary public
utilities in place, like gas, electricity, water, telephone and sewer, with
streets, sidewalks drainage and grading completed.

The assessment process is essentially the valuation of rights to use or

possess land sites. Other kinds of rights include subsurface mineral rights,
riparian (water) rights, grazing rights, timber rights, fishing rights, hunting
rights, access rights and air rights.
The assessor bases his estimate of land market value upon basic economic
principles which serve as the foundation of the valuation process. There are
many economic principles which people and assessors must understand and
use when implementing judgment to estimate land market values. It is
necessary to discuss a few of the more important principles.
The principle of substitution maintains that the value of a property tends to
be set by the price that a person would have to pay to acquire an equally
desirable substitute property, assuming that no expensive delay is
encountered in making the substitution. A person would pay no more for a
site than would have to be paid for an equally desirable site.
The principle of supply and demand holds that the value of a site will
increase if the demand increases and the supply remains the same. The
value of the site would decrease if the demand decreased. Land is unique,
since the supply is fixed; its value varies directly with demand.
The principle of anticipation contends that land value can go up or down in
anticipation of a future event occurring, or a future benefit or detriment.
The principle of conformity contends that land will achieve its maximum
value when it is used in a way that conforms to the existing economic and
social standards within a neighborhood.
Utility, Scarcity and Desirability
Land value can be thought of as the relationship between a desired location
and a potential user. The ingredients that constitute land value are utility,
scarcity and desirability. These factors must all be present for land to have
value.
Land that lacks utility and scarcity also lacks value, since utility arouses
desire for use and has the power to give satisfaction. The air we breathe has
utility and is generally considered important, since it sustains and nourishes
life. However, in the economic sense, air is not valuable because it hasn't
been appropriated and there is enough for everyone. Thus there is no
scarcity at least at the moment. This may not be true in the future,
however, as knowledge of air pollution and its effect on human health make
people aware that clean and breathable air may become scarce and
subsequently valuable.

By themselves, utility and scarcity confer no value on land. User desire

backed up by the ability to pay value must also exist in order to constitute
effective demand. The potential user must be able to participate in the
market to satisfy their desire.
Limitations on Land Ownership and Use
While land is the gift of nature, certain legal, political and social constraints
have been imposed in most societies throughout the years. Every nation
imposes certain public limitations on land ownership and use for the common
good of all citizens. Four forms of governmental control include:
1. Taxation Power to tax the land to provide public revenue and to

return to the community the costs incurred to pay for the various
public benefits, services and environmental protection, which are
provided by the government;
2. Eminent Domain Right to use, hold or take land for common public
uses and benefits;
3. Police Power Right to regulate land use for the welfare of the public,

in the areas of safety, health, morals, general welfare, zoning, building

codes, traffic regulations and sanitary regulations;
4. Escheat Right to have land revert to the public's agent, the

government, when taxes are not paid or when there are no legal heirs.
Factors that Contribute to Land Value
The physical attributes of land include quality of location, fertility and
climate; convenience to shopping, schools and parks; availability of water,
sewers, utilities and public transportation; absence of bad smells, smoke and
noise; and patterns of land use, frontage, depth, topography, streets and lot
sizes.
The legal or governmental forces include the type and amount of taxation,
zoning and building laws, planning and restrictions.
The social factors include population growth or decline, changes in family
sizes, typical ages, attitudes toward law and order, prestige and education
levels.
The economic forces include value and income levels, growth and new
construction, vacancy and availability of land. It is the influences of these
forces, expressed independently and in relationship to one another, that help
the people and the assessor measure value.

Highest and Best Use of Land

A land site should be made available to the users who can make the highest
and best effective use of the site and maximize the site benefits for all
people. The proper system of assessment and taxation of land can provide
for the proper economic use of the land. A high land tax on an improperly
improved site tends to cause the site holder to either better improve his site
to obtain greater return with which to pay the land tax, or to look for
someone else with the means to properly improve the site. A land tax can
also provide the source of public revenue which the local governing body
could use for the benefit of all people. Before an assessment can proceed,
the highest and best use must be determined for each site.
The economics of production should provide the atmosphere for the most
efficient use to be made of all land. The assessment process is based on the
highest, best and most profitable use of land. The highest and best use
considers only the uses that are legally permissible (meeting zoning, health,
and public restrictions),physically possible (has adequate size, soil
conditions, and accessibility), and is economically feasible (income is
anticipated). The use that meets these criteria and produces the greatest net
earnings (best returns) is the highest and best use.
Procedures for Land Assessment
An assessment (or an appraisal) is essentially an opinion of value made by
an experienced knowledgeable person. Specialists are known as assessors
who base their estimate of land market value, upon basic economic
principles which serve as the foundation of the valuation process. Anyone
can learn how to do this and learn to do it better.
The assessment or appraisal process is an organized procedural analysis of
data. This procedure involves six specific phases, each of which contains
numerous procedures.
1. Defining the Assignment
The goal is to estimate the market value of all land sites within a given
district. This will include manufacturing enterprises, apartments, commercial
enterprises, single family home sites, government land, farms and all other
land and natural resources of various descriptions.
The assessor should be able to support his estimate of land market, both in
discussion and in writing. The assessor must define and use specific
terminology suitable and pertinent to land appraisal. Economic Land Rent
was defined as the value paid or imputed for the exclusive right to use a land
site location or natural resources for a period of time, generally one year.

2. Determining the Data Required and Its Source

A land market assessment system is based upon data related to land
attributes. These data generally include maps; aerial photographs;
descriptions of physical characteristics like size, shape, view and topography;
permitted uses; economic usefulness; present uses; available utilities;
proximity to town centers or employment; and site improvements like
streets, curbs, gutters, sidewalks and street lights. Governments have much
of this data available in the different agencies.
How are values or acquisition fees currently being determined and paid by
land occupiers? Are records being maintained for the values or fees that are
currently being paid by land occupiers? If land market values have been
estimated in the past, attempts should be made to build upon the existing
systems while making constant improvements to data collection.
3. Collecting and Recording the Data
Most governments do not have all of this information available in a single
data base capable of analysis. Assessors must determine; 1) what land data
and valuation systems currently exist, 2) how effectively they operate, 3)
how to build upon and improve these systems and 4) how to implement
procedures for collecting additional data to improve the estimates of land
values.
If no effective land revenue systems are in place they can be created in a
manner similar to the following. Assessors should ascertain what land data
presently exists and how it could be assembled for use in a land valuation
system. They should collect and maintain the data needed from any existing
records even though it is not currently stored in a single source. They should
determine what additional data would be valuable and from what sources it
can be obtained. They should develop procedures for collecting any
additional data required to determine land market values and the data
should be collected for the differences in characteristics for each site.
The assessor may train a small team to find and record the additional desired
data. The data should be displayed in a useful manner such as on a land
market value map or a computer printout. In an area with no systems or data
in place, simple relationships could be drawn for permitted use (zone),
distance to amenities (location), physical characteristics (size, topography,
view, and so on) and other significant factors. Data could be collected and
analyzed on a neighborhood and type of potential use basis.
Conversations with residents and businessmen could help to define the
parameters which people in the local community use to determine favorable
land location. An interview might reveal that the distance to transportation,

such as a river, roadway or public transportation, weighs greatly in people's

minds. Or, other factors may predominate, such as homogeneity of a
neighborhood or distance to shopping and schools. Planners, government
officials, real estate agents, appraisers and others involved in real estate
may also provide useful data.(2)
Even if no land sales or market evidence exists, the specific factors which
influence land market value are well understood by most people in any area,
even in primitive cultures. The assessor's job is one of skillfully determining
the relative priorities identified by local people.
A sample of typical and varied land sites within a city could be selected to
demonstrate a land valuation system. Based upon a study, land market
values could be assigned by a competent assessor. The assessor could use a
few people trained to collect and analyze existing data, then analyze the
sample survey data and set standards for the base market values in the
area. The difference in market value of the attributes that enhance or detract
from a typical site could be added or subtracted to the base market value for
the other sites in the study. These features should be recorded on the land
market map, which would show the primary sites with markets declining as
desirability decreases or increasing as desirability increases.
Several examples of land assessment systems will be discussed in this
paper, from a simple example with no significant land data, to a more
complex example with plentiful land data. The methods employed will
depend upon the land market data that currently exists and how that data
can be assembled for use in a land assessment system.
4. Verifying the Data
Since the appraisal process is an opinion of market value that is not based
upon the personal experience of the assessor, the data collected should be
verified with two different sources. Market data should be verified with a
person directly involved in the transaction. For example, one party could be
the selling agent representing the responsible for the sale. Another party
could be the site user who agrees to the sale amount. Additional sources
might be government land agents or officials who have first hand knowledge
of the sale. Inaccuracies can also be brought to light by concerned citizens if
the data is made available to the public.
5. Analyzing and Interpreting the Data
The balance of this report will be concentrated on various methods of
analyzing and interpreting land market data. Several methods will be
suggested to secure the goal of estimating the market value of all land sites.

6. Estimating the Market Values

Once the analysis has been concluded, it will be possible for the assessor to
make a rational estimate of the market value of every land site. This
estimate will serve as the basis for the value that will be paid by a site user
for the exclusive use of a location (site). The assessor would assign
preliminary land value estimates based upon the comparative estimated
usefulness and desirability of the sites. Initially, they could accomplish this
task in a general manner, with the understanding that refinements would be
made to reflect new information and public opinion.
7. Public Examination and Analysis of the Land Market Values
The preliminary land value assessment, estimated for each site, could then
be displayed on a land market map. Public examination and analysis of the
land market values for land sites would help to clarify any errors in
assessments. People who occupy land acquire skills in noticing slight
differences in land characteristics. They can explain to the assessor why and
how differences should be reflected in the conclusions about land values.
Once an adequate sample survey has been completed and had favorable
public review, the result can be used throughout the total area. These
sample data results could be used to estimate the comparative markets of
each land site.
To ensure the optimal and equitable use of land sites, land assessments
should reflect the attitudes of the individuals who can make the highest and
best use of the site, who would be willing to pay more than individuals with
inferior uses in mind. Those neither requiring nor willing to pay the land
taxes for a superior site would use another site that met their needs, desire
and budget, thus making it available for others who can pay for the better
site.
8. Periodic Updating of Assessments
Land market values tend to increase each year at a rate usually greater than
inflation. Building values tend to decline each year, because of a wearing out
of the physical structure or its functional desirability. If assessments are not
maintained on a regular basis (annually) land will become greatly underassessed and buildings will be over-assessed in only a few years.
Methods Used to Assess Land Value
Three Approaches to Valuing Real Estate

Valuation of the land involves first determining the highest and best use of
the site, estimating the value by current appraisal theory, and reconciling to
a final estimate of value.
The first step in the valuation of land is determining the highest and best use
of the site. The four criteria that highest and best use must meet are:
physically possible, legally permissible, financially feasible, and maximally
productive. Two types of analyzes are made in determining the highest and
best use. The first is the highest and best use of the site, if vacant; the
second is the highest and best use of the site as improved, or if undeveloped
as proposed to be improved.
There are three standard approaches to estimating market value that form
the foundation for current appraisal theory: the cost approach, the sales
comparison approach and the income approach.
The cost approach is based upon the principle that the informed purchaser
would pay no more than the cost to produce a substitute property with the
same utility as the subject property. It is particularly applicable when the
property being appraised involves relatively new improvements which
represent the highest and best use of the land or when relatively unique or
specialized improvements are located on the site and for which there exists
no comparable properties on the market.
The sales comparison approach utilizes prices paid in actual market
transactions of similar properties to estimate the value of the site. This
appraisal technique is dependent upon utilizing truly comparable market or
sales data which have occurred near enough in time to reflect market
conditions relative to the time period of the appraisal. This method could also
be used to estimate the rental value.
The income capitalization approach is widely applied in appraising incomeproducing properties. Anticipated present and future net operating income,
as well as any future reversions, are discounted to a present worth figure
through the capitalization process. This approach also relies upon market
data to establish current market values and expense levels to arrive at an
expected net operating income.
The resulting indications of value from the three approaches to value are
correlated into a final estimate of value for the site. It is not always possible
or practicable to use all three approaches to value. The nature of the
property being appraised, and the amount, quality, and type of data
available dictate the use of each of the three approaches. Variations of the
three approaches to value can be devised. Several will be presented in this
paper.

Specific Methods Used in Appraising Land Value

In the valuation process the land value estimate is a separate step
accomplished by applying either sales comparison or income capitalization
techniques. The most reliable way to estimate land value is by sales
comparison. When few sales are available or when the value indications
produced through sales comparison require substantiation, other procedures
may be used to value land. In all, seven procedures can be used to obtain
land value indications.
1. Sales comparison Sales of similar, vacant parcels are analyzed,
compared, and adjusted to provide a value indication for the land
being appraised.
2. Proportional Relationship Relating a site to a known standard site.
The difference can be expressed as a percentage. This procedure can
be used when their is little value evidence in existence.
3. Land Residual Technique It is assumed that the land is improved to
its highest and best use. All operating expenses and the return
attributable to other agents of production are deducted, and the net
income imputed to the land is capitalized to derive an estimate of land
value.
4. Allocation Sales of improved properties are analyzed, and the prices
paid are allocated between the land and the improvements.
5. Extraction Land value is estimated by subtracting the estimated
value of the depreciated improvements from the known sale price of
the property.
6. Ground Rent Capitalization This procedure is used when land rental
and capitalization rates are readily available, as in well-developed
areas. Net ground rent the net amount paid for the right to use and
occupy the land is estimated and divided by a land capitalization
rate.
7. Subdivision Development The total value of undeveloped land is
estimated as if the land were subdivided, developed, and sold.
Development costs, incentive costs, and carrying charges are
subtracted from the estimated proceeds of sale, and the net income
projection is discounted over the estimated period required for market
absorption of the developed sites.
With the appraisal process and the approaches to value understood, it is
appropriate to consider the methods and procedures used to analyze and
interpret the land data. The choice is based upon what data is available, its
reliability and usefulness in making a value estimate.

Sales Comparison
This is the best method to use when appropriate data is available. This
example is based upon estimating land market data for a large district based
upon a limited occurrence of market sales but with data available on various
site characteristics for all properties. This is based upon the actual site data
and sales evidence within the assessed district.
For 12 years, the author was the Assessment Commissioner for the Province
of British Columbia, Canada. During this time, significant data was collected
for each parcel of land. This enabled a more detailed analysis of land value
and the development and use of land valuation systems. Computer programs
were written that allowed the annual update of land values.
The assessment profession has benefitted from the existence of land
valuation rules based upon previous analysis. The basic intent is to provide a
means of measuring and applying a rule of valuation by sales comparability
for assessment purposes.
The land market is not a perfect market, but is made up of the expressions of
all different types of persons in terms of money in relation to potential land
use. The assessor uses market sales and site data to estimate what value
would be paid for a site, assuming a competitive market, involving
knowledgeable people who are typically motivated and acting in their own
best interest.
Standard Units of Measure
Land markets can be estimated on the basis of a certain value per unit and
the unit is often one of the following:
1. Per Dwelling Unit site
2. Per square-foot
3. Per acre
4. Per front-foot
The selection of the most appropriate unit, or combination of units, is
important. It is a decision which can only be made after a careful analysis of
the market and the available data.
Land is not always sold on the same basis, but rather on the value in the
eyes of the user. No amount of mathematics can override the main objective
of achieving fair economic value, as reflected by market behavior. This
relegates the unit of measure to the role of a means to an end. The measure

can be used to assist in the interpretation of market evidence for a few sites
(the sample), so that all of the sites can be properly estimated (the
population).
The choice of a particular Unit of Measure will be dictated by expediency. For
example, the user of a condominium Dwelling Unit will share the use of a
large site, but a certain air space will belong to them and command a
different market value due to height, access, view and preference. In urban
land valuation, many of the sites to be valued will be of similar sizes and
arranged in more-or-less orderly rows on streets, avenues, boulevards and
cul-de-sacs. Many will be of identical size with minor departures arising from
topography and shape. The assessor will probably wish to adopt a standard
site value, which includes the majority of sites, for the particular area under
review standard both as to probable market value and to characteristics.
The standard residential site may respond well to a value Per Dwelling Unit
Site. A commercial use may be better estimated by using a value Per
Square-Foot or Per Front-Foot. A farm or rural site may be better estimated
by using a value Per Acre. Once the market value per unit of measure has
been established for the standard site representative of the area, the value
will become a base to which all other sites can be compared.
Adjustments will have to be made for differences between the standard site
and every other site. The assessor will want to study the typical differences
and make individual refinements. There may be reasons for an increase in
value for characteristics which are better than the standard site. They would
make a positive adjustment for desirable characteristics, such as superior
location, view, topography, services or access.
There can also be reasons for loss of value for characteristics which are
inferior to the standard site. They would make a negative adjustment for
undesirable characteristics, such as poor location, longer distance to
transportation, longer distance to the civic center, wet ground in the winter,
over-abundance of rock or poor access
Site valuation may be summed up in the manner of a Unity Rating which will
be X% greater or lesser than unity (1.0) when compared with the base
standard site characteristics adopted for tile area.
Standardized Adjustments
A standardized method is the application of the comparative method to land
markets under review. Adjustments are made for divergences from the
standard site by the use of a specific set of rules. The most common
examples are those used for distance and size. The methods were born out

of the necessity to produce sound and impartial market estimates in a

limited amount of time recognizing the accepted principles of valuation.
It is essential to use discretion and judgment and only treat standardized
methods as guides. The use of formulas should be the result of local market
analysis and testing. Sales are sought that are similar except for the one
difference that is being analyzed. A value for this difference will result. The
main virtue of the method is its administrative adaptability, permitting land
markets to be estimated on the basis of strict comparability. Mistakes
become more easily detectable, particularly in cases of errors of judgment
and mathematics.
Following is an example of an adjustment grid and tile procedures which are
commonly used to estimate site value after considering all differences. This
shows how market values increase or decrease due to distance, size,
frontage and other important characteristic differences.
Per Dwelling Unit Site Sale evidence will frequently indicate that minor
variations in sites, whether frontage or size, have little effect on markets. The
assessor could select the standard Dwelling Unit site, both as to location and
market. They would proceed to make judgment decisions in relating the
other sites to the site that was selected as the standard siterating them as
standard, superior or inferior. An individual site could have some
characteristics that are superior and others that are inferior. The per Dwelling
Unit site method is useful in the valuation of apartments and homes. It may
also be combined with the use of another method such as the per squarefoot method.
Adjustments for Unique Features
After the base value has been estimated, the individual sites must be
considered. Some sites have unique advantages or disadvantages compared
to other sites. Actual real estate market values vary for each site and are
dependent upon numerous individual features, qualities, characteristics and
restrictions such as:
location
utilities
topograp
hy
traffic

zoning
use
density
river
regulatio
ns

site
view
transportati
on
noise

access
frontag
e
parks
utilitie
s

People would tend to be willing to pay additional value for a land site with
special advantages and would pay less value for a land site with
disadvantages. The market value for the unique differences would be

determined by how much more or less site users in general were willing to
pay for those features. This market difference must be determined for each
significant variable feature.
The difference can then be converted to an adjustment of value. For
example, if a site were better than the standard in a district because of
distance to downtown of 5% ($4.000), site size of 5% ($4,000), location of
transportation 10% ($8,000) and convenience of recreation of 5% ($4,000),
the site being appraised would be 25% ($20,000) superior to the standard
site. In reality most sites have many small differences both positive and
negative from a standard site.
Sales Adjustment Grid
Per dwelling unit site
VARIABLE

STANDAR
D
$80,000

>

SUPERI
OR
$80,000

<

INFERIO
R
$80,000

Base Value - $
Downtown 5
0
3
+ 4,000
7
- 4,000
miles
Size - square 10,00
12,00
8,00
0
+ 4,000
- 4,000
feet
0
0
0
Transport 3
0
1
+ 8,000
6
- 6,000
blocks
Recreation 6
0
3
+ 4,000 10 - 3,000
blocks
Adjusted value $80,000
$100,000
$63,000
$

Per Square-Foot The value per square-foot unit of measure has application
in estimating value for commercial and industrial lands where the applied
rate will be more constant over the entire site. The size of the site limits or
enhances the use and market value of a site. The application of a market
value per square-foot to residential lands is not common.
Per Acre Beyond the limits of the urban area, there will be those parcels
that are so much larger that they will not respond well or at all to dwelling
unit site value, a square-foot or front-foot unit measure. Where these larger
parcels are the norm, the unit of measure can best be expressed as a value
per acre. The adjustment factors would be completely different however.
They might relate to agricultural benefits, such as soil fertility, distance to
markets or water supply.

Per Front-Foot This method has been useful in the downtown portion of
intensely developed cities where people pay a premium for exposure to
customers. For those sites that are not identical to the standard site, it will be
necessary to make appropriate adjustments for variations in width, depth
and other attributes that differ from the standard site. The total departures
from standard front-foot market can be expressed as an adjusted frontage. It
is against this adjusted frontage that the adopted front-foot value will be
applied.
There is a principle of commerce that commodities are cheaper by the
dozen. By the same token it could be that frontage feet are cheaper per unit
when the total exceeds the average, or standard width. A width table is a
series of percentage adjustments greater or less than 1.0 needed to adjust
the actual Market per Front-Foot of any site and equate it to the Front-Foot
value of the adopted Standard Site.
Proportional Relationship
One method to secure a land assessment system, when sales or rental data
is unavailable, is to make an estimate of value based upon the experience in
other locations where land data already exists. This is a variation on the
Sales Comparison method. It could be used to measure land market value or
the rental value of land.
Adjustments for Use and Location
If a jurisdiction has very limited land data, such as permitted use (zoning)
and density of population, but no assessment system, it might be possible to
build a simple model. An assessor might draw a grid, showing the potential
use on the Y axis and the resulting land market value on the X axis.
In this instance, a typical home unit site in a major city could be assigned a
base market value of 1.00 to which all other sites would be compared.
Moving toward a superior location and potential use would influence the land
market value in a positive manner. Moving away from the base location and
use to one which was inferior would influence the land market value in a
negative manner.
Adjustments for additional attributes and deficiencies could be made for
each individual site, after the base market value had been estimated by the
comparative method. The experience from a comparative city could be
borrowed and tested in the local area to verify the results.
A chart that illustrates the relationship of one type of land use and location,
to another site of differing potential land use, can be created. The
relationships in the chart that follows have been found to be common in

many areas of the world. However, every area is different and a new-suitable
model should be designed by local experts.
This model could be a basis for considering the distinctions that are part of
the local society of a city. It should be modified to conform with the local
experience. This can be accomplished by performing a local investigation
which draws upon the expertise of individuals who understand the
advantage that one location has compared to another. A base factor which
was equal to the comparative difference could be determined for each use
and location. Individual sites could then be adjusted for superior or inferior
conditions as compared to the base. A determined value could then apply to
all sites resulting on equitable treatment for varying qualities.
Proportional and Market Values
USE - LOCATION

MAJOR
CITY

SUBURBA DEVELOPI RURA

N
NG
L

COMMERCIAL
Central business
20.00+
Downtown area
10.00
5.00
2.50
Standard
3.00
2.00
1.00
Secondary
1.501.00
.60
INDUSTRIAL
Prime
2.50+
1.75
1.50
Standard
1.50
1.00
.75
Inferior
.75.50
.40
HOME
Prime
1.50+
1.00
.75
Standard
1.00
.75
.60
Inferior
.65.45
.40
RURAL AND
FARMING
Acreage close-in
.20+
.15
.10
Acreage distant
.10
.05
Intense farming
.03
General farming
.02
Basis for comparison: An home site of standard quality in a
Developmental Analysis
Hypothetical Building

.75
.50
.95
.65
.25
.50
.40
.25

.05
.02
.02
.01major city = 1.00

A theoretical method to achieve a land assessment system, when market or

sales data is unavailable, is to make an estimate of the market value of land,
based upon the net land residual income (total income, less all costs except
land value). This would result from the development of a hypothetical
building of the highest and best use for a given site.
The developmental analysis technique would be used, when the following
data can all be reasonably estimated: the best use of the land site, the
hypothetical building value, the hypothetical net income to the development
and the appropriate capitalization rate.
First, an assessor would determine what hypothetical improvements would
represent the highest and best use (greatest net land value) for the site.
Second, to determine the net land income, the assessor would have to
estimate the gross possible income which could be earned from the use of
the improvements and site combined. An allowance for the average vacancy
(non-use) over the life of the investment would be subtracted. Then the
probable operating expenses (but excluding income attributable to the land)
would be evaluated and deducted.
Third, the assessor would have to estimate the cost of the proposed building.
A portion of the net income would be required to recapture the investment in
the hypothetical building and furnishings. The remaining income would be
income residual to the land.
The residual land income would be available as the revenue source (tax
base) to fund public improvements and services. The entire amount may be
accumulated and utilized for the benefit of all citizens. If a portion of the net
land value were not collected, it would be converted into a selling price and
privately appropriated.
The selling price would be determined by capitalizing the remaining net
income which was not collected for land taxes. The net markets were
capitalized at a rate of, say, 6% to estimate the market value of the land.
This rate would vary for different types and ages of property. Using a
financial calculator, an amount of $12.05 would have to be paid for a period
of 50 years if interest were at, say, 6% per year. The land price is what a
potential future user would have to pay a land owner in order to use the site,
unless all of the net rent is used for general community purposes.
An example on a
per square foot basis

Land
Income

Gross possible income

$24

Vacancy allowance

-1

Land
Value

Operating expenses

-5

Net income before land

taxes

$18

Recapture of building cost

-12

$190

Land Residual

$6

-$100

Land Tax

-5

-$83

Net Land Income

$1

$17

Allocation
When it is difficult to find vacant land sites that have sold or are offered for
sale, the assessor can use an allocation approach. There tends to be a typical
ratio of land value to property (land + buildings) value for specific categories
of real estate, with similar characteristics, in specific locations.
The individual values for the total property (both the land and building) may
be known and available on public records, but there is no allocation made
between the land and buildings. Time might best be spent in analyzing a
sample of homes to estimate the typical proportion of value which represents
land as compared to buildings. This percentage factor could then be applied
to all of the total market values for the similar type of homes in a given
district, to estimate the individual site land values.
If the existing practice for assigning total values has been arbitrary or not
based upon valid market conditions, this method will not be useable. Fairness
and justice would require that all markets be based upon a competitive
system where all individuals were given an equal opportunity to use a given
site. As an interim step, an estimate of competitive total value could be
made for different types of property and locations, then an allocation could
follow.
The analysis of many units, which represent a random sample, would be
conducted, perhaps by using some of the other techniques that are
discussed. From this analysis a typical land factor (relationship), for each
type of property and location, would be determined. The land portion would
be allocated from the total value. In the sample below, an assessor might
conclude that the typical land factor was .40 (40% land and 60% buildings).
Sample Analysis
=
Unit
Land factor
Total
Land
numbe
Building
Land/Total
value
portio
r
portion
%
n

$190,0 $114,00
00
0
$181,0 $105,00
321
00
0
$192,0 $117,00
222
00
0
$192,0 $119,00
311
00
0
Conclusion: Indicated
Portion:
212

$76,00
0
$76,00
0
$75,00
0
$73,00
0
Land

40%
42%
39%
38%
40%

Once the portion was determined and tested for accuracy, it could be applied
to the entire population of market data for a particular category of real
estate in a specific location. The calculation might be made as follows:
Population application
Unit
Land
Total
Land
numbe
factor
value x
value
r
=
$193,0
$77,20
215
.40
00
0
$185,0
$74,00
305
.40
00
0
$189,0
$75,60
301
.40
00
0
Extraction
The extraction method is a variant of the allocation and developmental
methods where the market rent contribution of a building is estimated, then
subtracted from the total rent with the balance being assigned as land rent.
This was reviewed earlier, and accomplishes a land value analysis in a
simplified manner. This could best be used where the improvements or
buildings made a small contribution to the rent, and the majority of the value
was land value.
Land
Land
Rental Marke
Income
t
Value
Gross possible income

$24

Vacancy allowance

-1

Operating expenses

-5

Net income before land

taxes

$18

$300

Recapture of building cost

-1

-$17

Land Value Residual

$17

$283

Land Tax

-12

-$200

Net Land Income

$5

$83

In this example, $5 per square foot is the net land market allotted to the
land. The land tax is $12 per square foot and the land value is $83 per
square foot.
Ground Rent Capitalization
In many parts of the world, including areas within the United States, land is
owned by an individual or government agency and leased to tenants who
construct buildings and pay an annual rental fee. These rental fees can be
analyzed just like sales and a market rental fee estimated. This lease fee can
be capitalized by an appropriate rate to estimate market value.
This procedure is used when land rental and capitalization rates are readily
available, as in well-developed areas. Net ground rent the net amount paid
for the right to use and occupy the land is estimated and divided by a land
capitalization rate.
Comparable ground
rents
Comparable ground rent
1
Comparable ground rent
2
Comparable ground rent
3
Subject market ground
rent

Per Locatio Traffi Parkin Adj.

SF
n
c
g
SF
$10.0
+
-$0.50
+$0.75
0
$0.50
$9.75
+
+
$9.50 -$0.25
-$0.25
$0.50
$9.50
$10.0
+
-$0.00
+$0.00
0
$0.50
$9.50
$9.50 rent per square foot /
10% = $95.00 value per square foot

Rent 3 was the best comparable located in the same area and required only
one adjustment for traffic, Rent 2 required three small adjustments and Rent
1 required larger adjustments. I conclude that the subject land has a value of
$9.50 rent per square foot 10% = $95.00 value per square foot.
Subdivision Development

The total value of undeveloped land is estimated as if the land were

subdivided, developed and sold. Development costs, incentive costs and
carrying charges are subtracted from the estimated proceeds of sale, and the
net income projection is discounted over the estimated period required for
market absorption of the developed sites. This is the method used by
developers to estimate the price they can pay for raw land.
Total sales proceeds, 50 sites at $50,000

$2,500,0
00

Discounted at %15 over 50 months

$1,850,0
00

Subdivision cost, $1,000 per site

$50,000

Development cost, $15,000 per site

$750,000

Sale cost, 10% of gross sale price

$250,000

Taxes, interest, carrying cost, 10% of net

value

$50,000

Incentive cost and profit, 10% of gross

sale price

$250,000

Net value of undeveloped land

$500,000

Net value per acre, 12.5 acres

$40,000

Net value per site, 50 sites

$10,000

Land Value Maps

The market values which have been calculated should be displayed on a land
market map. This will allow the assessor to review his market data and
market value conclusions. They can then judge whether equity has been
achieved. A field review will allow him to make further necessary
adjustments for other variables observed in the review and finish his
project. The assessor will find that when the results of his analysis are
presented, and the major adjustment criteria utilized, the public can
understand the logic of the assessments.
Computer Estimated Land Values
There are many jurisdictions that have both prior market value estimates and
some site data available on a computer. They may be capable of using this
data as a basis for updating market estimates.
Many government agencies have already collected limited data about land
on a computer system. (3) By analyzing market trends, new land market

estimates could be made with a single updating factor for each permitted
land use within a neighborhood.
An entire country would be capable of annual reassessments, updated by
computer data entries. A simple model used for computer calculation of land
value or market values for 1,000,000 land sites could be based upon a
careful analysis of the market value of a sample of 12,000 sites. (4) A local
valuation committee of land experts could define the land use classes,
neighborhood areas and market values for each standard site in the area. A
Geographic Information System can be use to display land values,
characteristics and statistical data.
The advantages to using a computer assisted market update include the
abilities to:
1. Facilitate frequent update of markets ensuring equitable treatment of
all renters.
2. Eliminate arithmetic errors in land value calculations.
3. Improve the assessor's productivity in land value assessment.
4. Employ standardized assessment techniques that have proven to be
effective.
Tht Source of Public Revenue
What are the factors that cause land to have market value and to whom does
this market revenue advantage properly belong? Land has market value for
three reasons: the limited supply and "natural" productivity of the soil and
natural resources, the publicly provided services, including planning,
improvements that increase the market value of land and the growth of
communities and peoples' competitive demand for the exclusive use of
prime locations.
Land rent is the price that people and businesses are willing to pay for the
exclusive right to possess and use a good land site for a period of time. For
example, people prefer to use sites of good location because it gives them
an advantage of spending less time in travel by being near what they choose
to do and where they work. A businessman can sell more goods at a site
where many people pass each day, compared to a site where only a few
people would pass.
The collection of land rent should be used as revenue, by the community for
supplying public needs. This returns the advantage an individual land
possessor receives from the exclusive use of a land site, to the balance of

the people who live within the community and have allowed the land
possessor the exclusive use of the land site for the period of time.
Environmental Preservation
It is the responsibility of the local communities to insure that the market rent
of land is collected for public purposes. When a major part of land rent is not
collected, which is the case in most of the world today, land title holders
obtain rights to sell the value of the public improvements which were made
by the whole community. The community added to the market value to land
by making improvements which increases demand and rent for the land. The
longer the possessors hold the land out of use the greater will be the bonus
they obtain.
By prohibiting people from using good land, the possessors force the
premature use of other less desirable land, which is more distant from the
city. This raises the cost of community improvements and the rental value of
the unused, but better located, land. This precipitates the degradation of the
rural environment by using city land inefficiently and creates huge
unnecessary pressures on the natural environment.
A problem that we face is that cities throughout the world are spreading out
and using land prematurely which is not needed and should not be used.
That is because failure to collect land rent subsidizes the waste of natural
resources and clutters the environment. Cities that collect the full rental
value of land are more compact and provide greater and less costly
amenities for their citizens.
Any moves to enact good government principles without collecting the full
market rent of the land may result in a failure. People are guided by the
profit motive. When people can make a larger profit by doing nothing, but
keeping the land they possess out of use for a long period of time, they will
do so. When the community collects the full market rent of land, they
eliminate the motive for keeping land out of efficient use, because the
unearned profit has been collected as public revenue.
Efficient land use appeals to all people because it surpasses the political
constraints of most people. Everybody understands that the earth belongs
equally to all people. They want a clean environment on earth and to leave a
healthy inheritance to the future generations, regardless of their political
viewpoints.
The major function of a competent city government is to provide good
community services by collecting the land rent created within the community
to ensure the efficient use of land and equal opportunities for all of its
citizens. Transportation is an important function of government which would

facilitate the creation of a compact city, where people can easily find the
facilities they desire for education, commerce, religion and recreation. Good
land use, with the freedom of individuals to achieve the highest and best use
of land, would ensure a desirable community. A compact city would reduce
the need to invade the wilderness and devastate the environment.
Efficiency of Public Revenue
Adam Smith, in The Wealth of Nations, suggested that any "tax" should be a
charge for services which benefit all people and are more efficiently
preformed by a single cooperative effort. He postulated four principles of
taxation which any source of revenue should meet:
1. Light on the production of wealth, and does not impede or reduce
production;
2. Cheap to collect, requiring few collectors, and easy to understand;
3. Certain; can't be avoided, little opportunity for corruption, and provides
adequate revenue;
4. Equitable and fair, payment for benefits received, impartial, and just.
Collecting public revenue from land rent is the only revenue source, or "tax",
that meets these criteria.
While the major argument for raising public revenue from land rent and
natural resources is because it is equitable and fair, it is also the most
efficient method of raising the revenue which is needed for public facilities
and services. Land is visible, can't be hidden and its valuation is less
intrusive than valuations of income and sales. Taxes on labor and capital
cause people to consider alternative options, including working with less
effort, which produces less real goods. For example, a tax on wages will
reduce after-tax net wages and weaken the incentive to work. A person
might be willing to work hard for a wage of $20 per hour, but decide to drop
out if the taxes take $8 and the net wage is only $12 per hour. Economists
claim that present taxes account for a 25% loss in production in the United
States. Production and consumption would be greatly improved if public
revenue came primarily from land rather than a wage tax. The same would
occur when buildings and machinery are taxed. The tax on building reduces
the quantity and quality of buildings produced. A tax on sales, commerce or
value added reduces consumption, production and net wealth. Sales tax
evasion in the United States has exceeded 30% in recent years.
As new inventions and more efficient ways of producing goods are
discovered, people's economic well-being is not improved, because they
have lost access to land and must pay both rent and taxes. (5) Instead of

rent being used to provide community services, capital and wages must be
depleted, which obstructs private enterprise.
When the rent of land is taken for public purposes production and distribution
are not held back. This is because the same amount of rent would otherwise
have been taken by some private individual. The rent would be the same, the
difference is how it is utilized. There is evidence that communities who raise
their revenue from land, rather than from labor and capital, are more
prosperous, many increasing productivity by more than 25% (6)
How Much Land Rent Should the Community Collect?
In order to preserve the environment, it is necessary and possible to better
utilize our communities. If the producers of the land market value (nature,
government and people) don't utilize land rent, someone else will. This is
why efficient land use fails under contemporary land systems in most
countries. All countries collect some of the land rent, perhaps 10%, 20% or
30%, but none yet, collect all of the market rent of land.
Studies have been produced that demonstrate that communities prosper and
succeed in proportion to the percentage of the land rent that they collect.
The first communities that decide to collect all of the ground rent will have
an enormous competitive advantage over all other communities. They will be
able to reduce or eliminate regressive taxes on labor and capital. They will
attract new business and industry and become prosperous.
To determine how much land rent the community should collect let's consider
the alternatives. Whatever is not collected will be capitalized into market
value by land owners. Buying land at inflated market prices is a block to new
industry. Land owners sell the capitalized land rent (known as land value)
which is uncollected by the community even though it is unearned income.
This causes a disparity between landowners and non-landowners. In the
United States 5% of the population, which does not include many
homeowners or farmers, own 70% of the total national land and natural
resource values.
People will come to a well run community because they will be better off
than living by themselves or in an impoverished locale. A city must secure
revenue in order to provide good quality services.
This revenue can best be procured when the community recaptures the
value of the benefits and services that it provides. This is done by collecting
the rental revenue from land that reflects the value of the services and
facilities provided in that community. The land rent belongs equally to all
people that live in the locale who helped to produce that value. In a well run

community. there is sufficient land rent to provide adequate funding for the
social purposes requested of, and provided by, the local city government
Cities which choose to collect land rent as their primary source of revenue
have the advantage of not requiring burdensome taxes to be paid by
workers, businesspeople, entrepreneurs or citizens. Individuals who work to
create wealth should be allowed to keep what they produce. When labor is
not taxed, greater production and consumption occurs. Investment capital is
formed which is used to produce more wealth. New jobs are created and
economic diversity results.
Each person has a right to keep what he or she produces, but no one has the
right to waste what belongs to all people, the land which includes the natural
environment. Each person should have an opportunity to use the best land
for his business or personal needs, as long as they are willing to pay the land
rent that other land users are willing to pay.
If the value of land rent exceeds the community's needs for public services a
method of dispensing of the surplus revenue can easily be found. To maintain
an equitable society, where nobody has special benefits that they do not pay
for, it is important to collect all of the land rent. The community should use
what is needed for public services and improvements such as schools,
hospitals, parks, police, roadways, utilities and defense and reserve a fund
for emergencies.
An ethical proposal might be to then divide the excess revenue that is not
needed for public facilities and services at the end of each year and send
each citizen in that community an equal portion of the remaining revenue.
This is similar to the method used in Alaska and Alberta. Equality of
opportunity to be productive can only be accomplished by recapturing all of
the market rent of land and ensuring that all people benefit from its value.
Not only is land rent potentially an important source of public revenue,
collecting all of it would ensure that the equal opportunity to be productive
would be available to all citizens. People could fund useful buildings,
equipment and wages, rather than having to buy land at inflated prices.
Many countries, including the United States, were started on the premise of
using land rent to fund public services. Many countries suffer economic loss
because they no longer collect the market rent of land.
The value of land can be estimated with an acceptable accuracy, at a cost
which is very small compared to the revenue to be obtained. A proper
system of assessment and taxation of land can provide for the proper
economic use of the land. A land site should be available to the user who can
make the highest and best use of the site and maximize the site benefits for
all people. A land tax can provide a major source of public revenue which the

local governing body could use for the benefit of all people. A land tax can
prevent the dispossession of our children, the future producers in the society.
Justice requires that land values, which are created by society and nature, be
made available for public improvements. This is the responsibility of good
government.

Notes
1. Some economists consider there also to be a speculative premium that
must be removed. Buildings are not considered to be land and are excluded
from any discussion of land taxes. [go back]
2. Additional land characteristics and sources of information can be found in
the manuals property Appraisal and Assessment Administration and Land
Valuation by the International Association of Assessing officers, 1313 East
60th St., Chicago, IL 60637.
Training Course in Land Valuation Techniques written and taught to Land
Assessors of Jamaica in October, 1990, By Ted
Gwartney, [email protected] [go back]
3. When the author was City Assessor in Southfield, Michigan, the only land
data available on the computer system were the original land value
estimates, an identifier for the permitted use and a neighborhood (location)
classification, made years earlier. [go back]
4. When the author managed the British Columbia Assessment Authority, we
were able to value 1,350,000 land parcels annually, using a land valuation
computer system, which considered all land attributes, zoning, physical
features and market demand factors. A multiple regression analysis system
was used for the analysis of sales and testing of results. [go back]
5. Many books have detailed this dilemma. Perhaps the best known
is Progress and Poverty by Henry George, published by the Robert
Schalkenbach Foundation, 149 Madison Ave., #601, New York, NY 10016. [go
back]
6. The Losses of Nations, Fred Harrison, Ed., Othila Press, London, 1998. [go
back]