Brownsville herald. [volume] (Brownsville, Tex.) 1910-current, 1928-11-18
Buildings Should
FIT Their Plots
For Highest value

This is the seventh of a series
OF articles prepared by the Ma
tional Association Of Real Estate
Boards 70 be published weekly in
newspaper for the informa-
ton of its readers on real estate
matters. This is the first Of four
articles on the highest and best
use Of the land.
The wrong kind OF buildings are
sometimes found on city land in
much the same way that the wrong
kind of hats are found on women's
heads, says the National Association
Of Real Estate Boards. When a
woman wears an unbecoming hat, ii
mean that she has not looked
around sufficiently for the right hat
and her appearance consequently
suffers. When the wrong building
is erected on a piece Of land, ii
means that its owner has not looked
around sufficiently for the right
building and the value Of the land
suffers.
Owners of land cannot afford to
toss a coin to decide whether 10
build IN apartment house or an Of
flee building on a given site, be-
cause the proper use Of the land can
make or break its value, says the
association.
There is a certain type of struc-
ture suitable for every piece of ur-
ban real estate and property owners
should seek advice on this subject
before breaking ground because the
highest and best use Of the land is
a serious matter and involves a look
into the future.
1t is not enough to observe all of
the advanced rules in selecting a
location unless after its selection
the land is developed to the best adj
vantage, because maximum values
cannot be brought about for urban
real estate until the proper build
ings are placed on it..
Use Sets Value
A piece Of property cannot be
purchased, sold, financed or insured
without giving it some definite val
uation, and the value that property
represents grows out of its USE.
The highest and best use of a real
estate. site is that use which is most
productive. And a site is said to
be developed to its highest and best
use when the structure on 1t pro-
duces a return larger than any 9TH
er building would produce over a
period of time.
This return may be in money or
amenities. In the case of CONNER
cial property, the return would be
computed in cash income In the
case Of residential property, the in
come would be figured in terms OF
satisfaction and enjoyment, A COM
mercial building that is not suited
to its site will not return the in
come the site should produce. and
a home that is not suited to its site
will not return the comfort 1t might
produce otherwise.
In either case there is a most ad-
vantageous use for the ground. This
subject cannot be approached on the
basis Of guess work but neither IS
il too mysterious for the average
property holder 10 comprehend.
Factors Affecting Use
Use of urban land is complicated
By three outstanding conditions;
/. Variety of optional uses.
2. Changing land uses.
3. Changing public policies.
Urban land is put to many differ
ent uses and often it is optional
which use shall be chosen. A bus-
mess site might be used for a de-
partment store. or an office build
ing; a residential site for a single
family dwelling or an apartment
house. With optional uses open for
a given site. only the most careful
analysis will reveal which is best.
The problem is made more diff
cult for the average property hold
er to decide without expert advice
by the fact that urban land uses are
changing constantly. Cities rrow
and districts shift. What may be a
good retail store section today may
be q wholesale section ten years
from now. A high class residential
section may become a low class
residential section or a retail store
section and so IN. Not only must
the property wne choose the best
use for today but If he is to get a
maximum return on his investment
he must foresee the best use for
the future.
Zoning Not All
He cannot be guided entirely by
coming laws that provide for GER
tain types of construction in a given