cabarrus county board of commissioners regular meeting november ...

October 17, 2011 (Regular Meeting)PageThe size of a parcel plays a major role in determining the per acre price atwhich a parcel of land will sell. The total price asked for a parcel of landhas an indirect correlation with the number of potential buyers in themarket. This situation stimulates more price negotiation and longer turnoverperiods for large tracts. Consequently, the actual cash value per acredecreases as the size of the parcel increases.The value of small lots containing less than one acre depends greatly onzoning and health department restrictions, therefore, these lots aretypically priced by the lot, square foot or front foot. Tracts priced by theacre are typically priced using the base price method in conjunction withfollowing size factor chart:SIZE ADJUSTMENTS INDUSTRIAL ACREAGE Land Model 07Acreage Range Size Factor Calculation Acreage Range Size Factor Calculation.001 - .250 Ac Acres x Base x 300% 25.001 - 100.000 Ac Acres - 25 x Base x 70%+[(25 x Base x 100%)Formula - ((Acres – 25) x 70%) +25.00Acres.259 - .999 Ac Acres - .250 x Base x 270%+ (.250 x Base x 300%) 100.001 - 250.000 Ac Acres - 100 x Base x 55%+ (25 x base x 100%)Formula - ((Acres - .250) x 270%) + .750 + (75 x Base x 70%)]Acres Formula - ((Acres – 100) x 55%) + 77.500Acres1.000 Ac Acres x Base x 275%250.001 - 500.000 Ac Acres- 250 x Base x 35%+ [(25 x Base x 100%)1.001 – 5.000 Ac Acres - 1.000 x Base x 105% + (75x Basex 70%)+ (1.000 x base x 275%) + (150x Base x55%)]Formula- ((Acres – 250) x 35%) + 160.000Formula -((Acres - 1.000) x 105%) + 2.750AcresAcres 500.001 - 750.000 Ac Acres - 500 x Base x 20%+ [(25 xBase x 100%)+ (75 x Base x 70%)5.001 – 24.000 Ac Acres - 5 x Base x 90% + (150 x Base x 55%)+ [(1.00 x Base x 275%) + (250 x Base x 35%)]+ (4.00 x Base X 105%)] Formula- ((Acres – 500) x 20%) + 247.500Formula - ((Acres – 5) x 90%) + 6.950AcresAcres750.001– UPAcres - 750 x Base x 10%24.001 - 25.000 Ac Acres x Base x 100% + [(25 x Base x 100%)+ (75 x Base x 70%)+ (150 x Base x 55%)+ (250 x Base x 35%)+ (250 x Base x 20%)]Formula - ((Acres – 750) x 10%) + 297.500Examples of the Application:AcresFT2Acers Percent entAcers Percent Acers Percent0.001 300.0% 4.000147.5% 75.000 80.0%0.100 300.0%5.000139.0% 100.000 77.5%0.200 300.0% 6.000130.8% 150.000 70.0%0.250 300.0% 0% 7.000 125.0% 200.000 66.3%0.300 295.0% 8.000 120.6% 250.000 64.0%0.400 288.8% 9.000 117.2% 300.000 59.2%0.500 285.0% 10.000 114.5% 350.000 55.7%0.600 282.5% 12.000 110.4% 400.000 53.1%0.700 280.7% 15.000 106.3% 450.000 51.1%0.800 279.4% 20.000 102.3% 500.000 49.5%0.900 278.3% 25.000 100.0% 600.000 44.6%1.000 275.0% 30.000 95.0% 750.000 39.7%2.000 190.0% 40.000 88.8% 800.000 37.8%3.000 161.7% 50.000 85.0% 1000.000 32.3%DRAFTTC. Road Frontage COMMERCIAL ACREAGE Land Model 07The market tends to recognize parcels containing 10 acres or less as singlesites. Tracts of this size do not to tend to vary in price unless they haveinadequate road frontage. Parcels containing ten acres or less are consideredto have adequate frontage if 30% of the total acreage is in road frontage.Sales of large tracts, which have potential for development, tend to reflectthe amount of road frontage in relation to total parcel size. Parcelscontaining more than ten acres are considered to have adequate frontage if10% of the total acreage is in road frontage. Dividing the number of acresof road frontage (1 Acre = 208' X 208') by the total acreage, yields thepercent of frontage to total acreage. This percent when applied to thefollowing chart produces a plus or minus factor to be applied to each parcel.A-1Page 78