Land Appraisals: What to Know Before You Buy, Sell, or Subdivide

Thinking of Buying, Selling, or Subdividing Land? Here's What a Land Appraisal Can Tell You

Land may seem simple on the surface—but valuing it accurately requires careful consideration of many moving parts. Whether you’re preparing to list, negotiating a purchase, or evaluating a potential subdivision, a certified land appraisal can help you understand exactly what you’re working with—and what it’s worth.

At CMP Appraisals, we specialize in providing defensible, market-supported land valuations that are rooted in both local knowledge and regulatory awareness. And unlike standard property appraisals, land assignments often require deeper research into zoning, development potential, and legal constraints.

Why Land Appraisals Are Different

When appraising land, we’re required to value it based on its highest and best use—not just what it’s currently being used for. That means we have to consider what the land could be used for, legally and practically, if it were developed to its most productive use.

In order to do this correctly, we must confirm key factors such as:

• Is the land buildable?
  We examine whether the property meets size, access, and utility requirements for development. Wetlands, flood zones, or soil conditions may limit buildability.

• Is it subdividable?
  We verify local zoning ordinances and subdivision regulations to determine if the parcel can be legally split—and how that might impact its value.

• Is it zoned residential, commercial, or agricultural?
  We review current zoning maps and future land use plans to understand both current restrictions and potential for rezoning. If a residential parcel could reasonably be converted to commercial use, that changes the analysis.

• Is the land part of an environmental protection program or easement?
  Conservation easements, wetlands mitigation, or land use agreements can significantly restrict development potential—and must be factored into value.

• What are the access and infrastructure considerations?
  Lack of legal access, proximity to utilities, or road frontage can all influence how the land may be used and what it's worth.

Who Needs a Land Appraisal?

We often provide land appraisals for:

• Buyers evaluating the feasibility of a purchase

• Owners considering subdivision or sale of excess acreage

• Heirs settling an estate involving vacant land

• Investors looking at land-banking opportunities

• Attorneys or planners working through rezoning or partition

Because no two parcels are alike—and local regulations can vary dramatically even within a few miles—a land appraisal provides critical insight to help avoid costly assumptions.

Appraising land is about more than acreage and location. It’s about highest and best use, development potential, and regulatory awareness. Whether you’re preparing to build, split, rezone, or sell, a professional land appraisal can provide the clarity and confidence you need to move forward.