Florida Administrative Code › 66 - NAVIGATION DISTRICTS › 66B - Florida Inland Navigation District › Chapter 66B-3 - FLORIDA INLAND NAVIGATION DISTRICT LAND ACQUISITION PROCEDURES › Section 66B-3.007 - Appraisal Procedures

Current through Reg. 50, No. 138; July 16, 2024
(1) All
				appraisal reports shall be prepared by or under the direct supervision of a
				State Certified General Appraiser, who shall sign the appraisal
				report.
(2) The District shall
				provide to the fee appraiser all pertinent title information developed, a
				specification of the rights to be acquired, a list of items, if any, considered
				to be non-compensable, minimum appraisal requirements that apply, required
				appraisal forms or formats, and a certified survey or appraisal map.
(3) The appraisal report shall state any
				assumption made by the appraiser in determining market value and shall document
				and adequately support the fee appraiser's estimate or conclusion as to value.
				The report shall include a description of the location, size, shape,
				topography, access, highway or water frontage, and present zoning of the
				property. It shall include a description of utilities, if any, and a detailed
				description of any appurtenances. The report shall address other factors
				relevant to the development potential of the property including, but not
				limited to, local government land use restrictions and permit moratoria,
				environmental sensitivity of the property, and the likelihood of obtaining any
				pending or required local, state or federal permits. In determining land value,
				the fee appraiser shall primarily consider the present market value of the
				property. This market value, as much as practicable, should be based on
				comparable arm's length sales of similar property. If the fee appraiser uses
				comparable sales in determining land value, he shall thoroughly describe each
				such sale including the date of sale, a brief legal description, the present
				use, the highest and best use, the official record book and page where the
				transaction is recorded, the grantor and grantee, the purchase price, the terms
				and conditions of the sale, and when and with whom verified. The fee appraiser
				also shall consider the present use of the subject property, taking into
				consideration any local or state land use regulation and any moratorium imposed
				by executive order, law, ordinance, regulation, resolution, or proclamation
				adopted by any governmental body or agency or the Governor when the moratorium
				prohibits or restricts the development or improvement of property as otherwise
				authorized by applicable law. The report also shall address the highest and
				best use to which the property can be expected to be put in the immediate
				future. The term "immediate future" as used in this section means a period of
				time not to exceed five (5) years. In addition, the report also shall consider
				the cost of the property and the present depreciated reproduction/replacement
				costs of any improvements thereon, the condition of the property, and any
				income from the property.
(4) The
				report shall be accompanied by a sales history of the parcel for at least the
				prior five years. Such sales history shall list the parties to each transaction
				involving the subject parcel as well as the consideration paid with the amount
				of consideration verified, if possible. The report also shall show the tax
				assessed value for the previous five (5) years. If the sales history required
				by this section would not be useful or the cost would be prohibitive compared
				to the value of the parcel, it shall be waived by the Board.
(a) The history shall be deemed not useful
				for projects consisting of a large number of relatively similar size properties
				under separate ownership for which a multiple-ownership appraisal technique can
				be used.
(b) The cost will be
				considered to be prohibitive relative to the value of the parcel if the most
				recent assessed value for ad valorem tax purposes is $50,000 or less, including
				greenbelt agricultural, aquifer recharge, or other special
				exemptions.