LandVest

LandVest's Real Estate Consulting Group offers comprehensive land planning, appraisal, brokerage and project management services for owners of significant real estate assets. With MAI-designated appraisers, land use planners, GIS specialists, licensed brokers, and staff with hands-on development and project management skills, LandVest is an industry leader in:

• Helping families and their advisors with estate planning issues in real estate.
• Analyzing the feasibility and economics of property development and conservation.
• Valuing unique properties, even in the absence of good comparable sales.

Our clients include private individuals, families, foundations, municipalities, state and federal agencies, non-profits, fiduciaries, and educational institutions. We service projects nationally and internationally.

APPRAISAL AND ADVISORY

LandVest’s licensed and MAI-designated appraisers are qualified to appraise significant land-based assets, including residential, commercial and resort development land, coastal estates, timberland and other natural resource properties. We are also experienced in the valuation of partial, undivided interests, including conservation easements and working forest easements.

LAND PLANNING AND DEVELOPMENT MODELING

LandVest evaluates the “highest and best use” of developable land by employing conceptual land planning techniques applicable to a broad range of property types, including residential, commercial and industrial properties. This process typically involves:

• Preparing GIS base plans that identify key physical features and constraints that may include topography, wetlands, floodplain, soil types, improvements, roads, utilities and easements.
• Analyzing deeds, easements, restrictions, licenses or other matters that may affect the use of a property.
• Researching relevant land use regulations, including zoning, subdivision, wetlands, floodplain, septic and various environmental ordinances.
• Preparing conceptual development plans for valuation, disposition or acquisition models.
• Working with engineers to undertake further analyses and permitting, as necessary.

A determination of highest and best use typically involves the financial evaluation of alternative development models which are legally permissible, physically possible and financially feasible. LandVest has extensive experience in financial modeling using discounted cash flows (DCF) to determine the value of land to a hypothetical developer-buyer based on specific development assumptions. This requires an understanding of the market for the finished product and an accurate estimate of associated development costs.

CONSERVATION SERVICES

LandVest’s consultants are experts in valuing conservation easements and in structuring conservation transactions in creative, cost-effective and timely ways.

We often work with property owners who want to ensure that their land is protected from high density development but are concerned about limiting their choices in the future or reducing the value of their property. Some options that LandVest routinely advises on include:

• Donations or sales of land to conservation organizations, natural resource agencies, state or federal entities, or municipalities.
• Donating or selling conservation easements.
• Selling land at a “bargain sale” price to obtain cash and tax benefits.
• Advising on enrollment in and/or withdrawal from “current use” property tax programs.
• Experienced fundraisers to assist conservation groups achieve their financial goals from private philanthropy and public sources.
• Excellent understanding of the qualifications and process to achieve funding from most local, state and federal public funding opportunities.

LandVest’s appraisers are experts in valuing conservation easements, which includes the determination of a property’s highest and best use and market value both before and after it is encumbered by the easement. LandVest has appraised hundreds of conservation easements on properties located from New England to California, ranging in size from several acres to over 500,000 acres. We are frequently asked, by both landowners and acquiring entities, to evaluate the financial and tax implications of alternative easement terms and configurations prior to conveyance.