Stoic Ucpltruucrn of lilehwari ~' ('' (-',_ o„d Ih,bUc'l'rao6nocu,tK.a ~. ~% c~ ~~ d Path U•IS•z-Rev, tz•s+ REAL P_STA'I'E APPRAISAL REYOIt'1' S'1'A'l'E U81'Alt'I'MIrN'1' OF HIGHWAYS AND PUBLIC '1'RANSI'URTATION Pnrrr.1 Nrrrrtlsrr 3 t'rnirrt Nssrnhar Address of Property Lot 8 4 C v p r e s s T r e e Joe b. Barnard Property Owner Addresa_2Ei66 w. Summit, son Anl:osli0 Oc:t;upattt's Name_N / A Whole Taking Partial Taking v g Q Highway CF2 272 E1rn Paaa Road Cuunty K e r r Between 5taliosss 28+23'06 Purpose of the Appraisal and 29+12,47 The purpose of this appraisal is to estimate the market value of the fee simple title to the real property to be acquired, encumbered by any easaneuts not to be cxdngui4hed, less oil, gas and sulphur. if this acquisition is of loon thou lho ou~iro rru}~~d5,, any ~}r~~i~l l,~i*sf'ils waai rlwnswaa^ l6 tlf.f ia...,i,:...1.,. N..,r~.l~ .,...,.~ L., 1,..,1,..{.,.1 lu accordas]ce with rise laws of 'T'exas. Market Value may be defined na follows: "Market Value is the price which the property wattld bring whin it Is offered for sale by one who desires, bttl is not obliged trs soil, and is bought by otse wlso is under no necessity of buying il, taking into consideration all of the useA to which it is reasonably ataaptahle and for whfelt it eitlser is or lu nil .wau.~atita: F,.utmt.lllay Y.III l,c,.wuc uvnllut~lc whl,ln ~hc ~~•n.,vnauw tUl.ul'e. 1 hereby cerlil'y: Certil'lc:ate of Appraiser 'I'lsat it is trty upitslon the total compertgation for rise acquiaitiott of Ilse Iseruits doacribed properly is S 2 ~~ 0 . 0 0 as of March 2 8 , 19 S ~ d u on m ufde essdent a ~ raisal and the exercise of m ase p Y• p I p y profesaiottal judgment; 'c'hat vss March 2 £1 , 19 8 9 (dsste)(s), 1 personally inspected in the i7cld Ilse property herein appraised; that l a I'forded_ Jae Barnard ,fire properly owner or his representative, the opportunity to accompany she at the lithe of rise inspection; 'The comparables reified upon in making said appraisal were as representod by the photographs eontalnt:d in the appraisal suppletnent and were inspected an._M a r c h_2 ? & 2 A , 19 8 9 (date)(s); That to the best of my knowledge al+d heliof the aeatensestits cautaiaa:i Iu Ii-v aNNiniaul 6c~euiavuvC t•ct furlll are rrna, nnri rho infnrmnlinn unor] rohioh tiro opiniono oupnoaood thotroiN alga iran~f is aa>'I~ait, 8u0;.,..1 t., tL~ 1:...a:..o conditions therein set forth; That 1 understand that such appraisal is la be used firs connection with the acquisition of right of way for a hil;l]WAV }tl Ise Rf]n91r11rtAll 17y the ~tAtP. r]f '1~PxRa with Ihn ^e~istanrr of t+~~iwr^1.4id hiahwag fundo or vRho~ Federal funds, and that suds appraisal Isas been made il] cotsfortnity with the appropriate State laws, regulatlona, n,nl ~vi;cica n~ul p. vr•:edw CY apt~tic~blC w rlppralsal of right or way for such purpMels, ana that t0 the treat of my }tMWIPfIQP oft Rflitirltl rtf tI1P Vfl{nt a94iYnPfl to sorb nrnrvrlSr r•nnrirttr of ihmr nlhinh nrn nnnnnmpnn^nt+l^ ur~i^~ the established law of said Stale, arsd any decrease or increase its ttse fair market value of subject real property prior to the date of valuation caused by rise public improvement for wtsich such property is to be acquired, or by rho likelihotxl that the property would he arnssired for gnnh imrtrnv~ln~nr , nthrr than that due tQ phyttical deterioration witlsitt the reasonable control of the owner, Isas been disregarded in determining the compensadon for the property; That neither my employment nor nsy compensation for usakiug ibis appraisal and report arc in any way con- tingent upon the valuce rcpartcd iscr..iu; , That I have no direct or Indirect present or conletnplaled future personal interest in such property or iu any benefit from the acquisition of such property appraised; and that should 1 or any employee in my service acquire any interest its or to rise property appraised prior to the acquisition of the parcel by the Stale, 1 will Immediately It,~tiry ti-e sal.: „f OMNi....1,.~,.ol .,.:~.twaata, 'i'hh1 l have not revealed nud will not reveal the findings and results of such appraisal W anyone other than the prober officials of the Slate l)epartnunt of Highways and t'ublic'I'ransportatiou of said State or officials of the rederal Hlglsway Admitsistratlan tisntil autlsorized by State officials to do so, or until I am required to do ao by due process of law, or until l ash released front this obllgaliuu by 1>av;ng publicly testified as to such findings, M a r c h ~ tl _ i s~ o ~ ~f~fG ~ r ? n tQ,~~ llate ianature ~- G. Scott Binfos:'d, MAI, SRPA / Sob Reeves i]iClrirf r~i-irt T?nai,..vo• Stye Ikpucieeet et F[Igh~eyt red Pnblk 7reepenetlee Fe.m l1•lS•2 RtrMed 6RS Attach All Pertinent Photograph Parcel No. 3 .Local Address. I~ot f34 Cypress Tree Estates Date Taken March 28, 2989 Taken by Bob beeves 1. Point from whi4h taken Station 29+c)Q ~,_ Looking North Z. Point from which taken. Station 2.9+UO _,. _ _ Looking South Eaat 1. ~~ ~- i r r Q-t 7l °4~~~~J"L~ ~' r ~ r i ~ 1 ~ ~ r ~ s 'r ~ ~ t ~ ~ I „~ I ~, r ~ ~, ~ ~,,.~~ n ~?.~ Y f ~ ~ ~~ ~. ~~a3 i ~ ~ 51 ' ,;~ 5 t -'. ~` 4 . .~~ ~, ` ~Q ~ 4 ~ f ~ ~ ~ l ~ ~ F` i~ f , o~ ~ ,~ ,0 ~j t Q ~~ ~~ ~~J ~~~ L ~``~x C' ~ ~~,ress T~ccg Hof ~~ ~. UteaCrcS ~~~~ ~o ~ ~9• S~ glsle Deprtn~eal of N~t~n.~ .~ P,~ rn~n~~ r.~ n•~s~ a~.. joss C4ilxlty Kerr Project Na. CSJNo. 0915-15-005 Account No. Parcel No. 3 ~ighWay C R 2 '7 2 Short Form Evaluation Report jVeiltitborhood and Area Analysis: The subject site i.s loc;ated approximately .5 mile svuL'h of the intersection o1 t~M 48G aucl F.llu Pn+sts Ilaad (CR 272) _ The arPfl is known for farming and rAncYiii~y . '1'ha area is looated approximatpl y seven miles from major employment and shopping centers.which are in Kerrville. The primary reason for purchasing property in the area is f.ar reCrQational usage, lioinesites or small rar.mirig operations. Zoning, Highest and Best Use and Site of Subject Property {Explain if different for whole property and part taken): The oubject site doe+~ not fall within a corporate limit of a city there- rore nv GvlYiily vyuiiill~aoes apply _ ThR Fite is reai'.ri.cted by deed`~o'~~~ti~1:e family residences. The entire whole property is locai:ed witha.n the 100 year flood plain. 'lh~ 111ghcst c+ii~l LGeL use of l:hc tract is .for rP~rr~Ai',inn~ ~~~~~, pl Legal and I~hyoiaal 17ooaription of Whole Prnrart}~• i~ s n . cry n~rmnrK~n pRt1~RRTY' 17F8CRIP'1'ION GCnCj al Lcgal and Physical Description of Part Taken: The Q fl r t is n k m n w i ~, l b e a p p r o x i m a t e l y .G28 c~.C ail attic gut of Lot 84, C,~Procc TYPP i~gtAt'.PR. Kerr Govnty, Texas. The part taken is triangular in shape with approximately 71.44 feet of frontage alone Elm Pass Road. The part taken does not fzont Verde Creek and has the same physical r.haracteti~lics of i:he whol,o property. L•stimated Value of Taking: «Land• • 028 ac ~ ~ 700 . pef acre $210 , 00 Improvements: ~ ` 0 - (Detail on S - ~ " Attachment} S - 0 - $ - o -- Total ..................................................... $ 210 . o 0 Remainder ~5iuiiagos, « su.r (Detail on Attachment') $ 0~ Less EnhAnc:ements, if any (Detail on Attachment) S -0~ Difference-Damages or (Enhancements) . . .. . . . ..... . . .............................$ o.Il~ Estimated Total Compensation ............................................... . ...... ~ 2 i 0. 0 0 •Usc Page 7 of Form D 15 a to show unit land ualue. If part taken unit valtta iR different than wh~l~ unit value, explain and provide one {1) comparable for whole property and two (2) f~~r taking. Furnish canrn:eats on atachment as necessary. Stale Ihprrtarerrt of 111KYwtyf ^wl Publk rr„n+gwluN,w Fw,w tl•IS-Z Rt~Mr~ ti~1S 14I arket Data Approslt Whale Yrnperty Purchase Price of Subject Prupt:rty S Date Improvements Sittce Purchase and l;stimated Cost: N""p t oar. •1'nrn,r nr Rr,rtal AQrrrmrnt• Representative comparable Sales Salc Pal lies lIidalgojHigott Krueger/liavis (Thttlils un 2S) Iitletiva Location ~ mile east 2 miles west In Atljusling Salc Indicate Subject is in>=/Sup Compared Tu Sale For: trice pet' zGre 57575 551.7 8 Tittle __. similar Inferior -SS'R LOCallon Similar Superior +3S$ Size Similetr Super•ic~r +35+k Water Frontage Similar Similar lttdicates /Acre 57575 $7395 Marks/Galin~lo 1 mils east $970 $iiuilar 5imllar Superior +35~ siiuilal $8059 Explrnsttiun of AdJualments with Rtxonciilation '1.'lze cumparablet; represent the Current market oP water front recreati.c~rtal lull within close proximity to Center Yoint and the subject. sale #kl is located within the t;.nnta dt~velopment as the sut)Jec:tr xs OI Slmllar SlZP. Ana vas verve ti,r.'el3tc irc)1tLrsyt:. it~G t]cr,.r. ut sa1,r waa 8/13/88. oa1C kL c:1v5Ci1 Vit d/''+% Ac} a.rs waa uo~J. .l~.c L.. il. L..i,.y .,..1.:..:~ly ~~i4kitti bks 1dU y.w• r..lwoi plain. The location was c:ansidered interior to the subject as wat3 the size of t2te sale. Calms i+i ~flnr~rl nn ~.Ir1 /RA iv in a CimilRr lrtr•~tinn tf7 tht' 91i111~S7t, Rttf~ t1i3S Fl~Alllr3r °11l~9~~`.€ifQnta? as the subject. The size of the subject was considered auYtsl:.it~r t_o Lhe sale. '].'he value of the land is estimated to be 57500 pec• uLrts ar $3000 Lur luL 83. The..value__ . , .. _. . of rfin trnnr- wfi ~,rh p,rn 1n~,atnA nn lnt R9 iv o.timat.r9 to hra Sy >:1nn T},ice ~.,1„r,l rt tii If, q 1TAtllir for thr~ whop, pia},erl_y t_u Le $4800. l.'sr Xc +•c~rst~ Side n~ rl ddirinna! ~. C7l1pLYlCCi 'r aiuC ny Market Data Approach S 48~Q -- •- !• •- ~. ~ ~~ `. ~ , t, , ~ ~ ~ .~.~ f -,.. +~ I ~w .~ ~ t ~ ~ `` ~'~ ~_ 4 .:.,~....~,1 . ~, i . . . ~ _ , _... ~ ~, ~ ,, T rw ~ ~, Nw •~ 1~ i . C ~ `. `' ~ ~. ~ i ~ `. . ..... ti .MAP OF THE COM1'ARAHLE LAND SALES r I I '~ ~ ~, ~L~'!~L"I!~'1L LrlOP,L ;1P11? [~iltill::l~_JlL L~1iw~_'jrtIyri .L i.U,I i'i7 T{~ip IdHi'i1 A' f'Hi~F~}~~TS' 'I'hw ~ ~Ea 1 rip~rr i nT i nn of tYte wht?1 ~ px'gF~r't,y is Lots 83 and 84 , cypress free r.sL'~l.C~ ~ h~t't' L'vc.c„l.y , Tcnaa . A~iVVs ding l; 'J irsrar~mation furniahod ~rhw ~ni,raiaRr~ Parr.Pl 7 i9 T~~t', F~3 GYOress Tree Estates atld Parcel 3 i5 Lot 84 cypress Tree Estates. t'laoSG ~~fer to tl~e attACl~ed plat for c:iimwns~ions and sizes '('ham property teas approximately 3'18.2 feet of frontage nlon~ Elm Pass Road. a paved l:wo lane, two way, county rnaintained road. Tl~e rear properly line follows 1;lye meanders o£ Verde Creek and has approximately 264.9 fee of frorii:a~e along tt~e bank o£ the creek. The entire site is located within the 10U year flood plain. "fhe i i r. 4K nr~t nufta~la far building dua to its lar_atinn ~rii'hin the lUV y~cll' fl~v~l E~1a1,,. Twv l~l~,Sa. CJyps-aaa Trcoe aro looatod on Lnt 83. uurr-r?~H~i .. ir~~. ~Hx ~i~-~~r-~l~i rHUt u~ C'~~1~''TIOM, PURF'u~~E i1NU SGGFE VF 7H>~ APPliA1NAL ~lri•.: apprai~+al is prepare+~ ii, ac:uvt•clanee with the policies, r'' ~'~~.iu~u ~crJ ~.:laiici;:is~~ia u£ i_}ic Amcrioan InatitutC 4~ Ctcel 1:eCete nN4-~ ?iset~s. The Nut•}~US~ of Lltis appraisal is to estimate the ,rrat -'"~ value of Llier Pt•upr=t•Ly lUC;al'ed vn Lot 84 l;VP2'e3~ 'I"2"~e ~at4 res , near Center Paint , Kerr CC~Lillty , Texas . Tl~e date of this ~~-~~ ~labl t~ ~~ ~!' tlb~•i:.li 2C3, '1909. Tlac t'uii~ Livia of ~lil~ aPF~ ~isai ins ter Higl~iwav Right cif Way }~ut•pus~s . C E R T I F I C A T E Tile wndersigned do herP.by oe,L'tlfy that ~ exvept a.'3 C7'thC;2'Tn113Ci 3t3tt1d In thi3 appraisal sport' We have no present or conten~lated future interest in the real estate that ig t?v3 r~thjPr:t: of this ap~t~aisal rnpot.`k. We have no personal interest or bias with respect to the subject matter of this appraisal report or the parties involved_ ZS:. tl~,c L• tat aL' uzr la~aaladyo a~xl ls~lic£ 'tea a~.etxsti+e.+nte e~ £e~s a~or-t~-ls-ed in this appraisal report, upon which the analysis, opinions and conclusiaa~s expressed herein are based., are true and rorrecrt. We have made a personal inspection of the prope.,Yty that is the subject of this report. Thies a~+x~ iraal i'~nr. h ~at'c frn^t-h ~ 11 of rho 1 i mi t i m rrr'ri i t 1 nnc (1.mrr,reri Llr Llxu lrrima u~' r_a-L .irry~~urwrirl lrt }.ryr 1.}w 1.urlr~ar{.r~iM+i) wCCr.•I.~i.ai~ I}rn wi~wl~rrir, opinions acid conclusions c~antained in this report. Our czanper~satican is not contingent on an action or av+ent resulting frest~ the ana7.yses, opinions, or conclusions in, or the use of, this report. Our arswlyaaa, apinionn, ar-d aonaluaiono warn dotvolopod, sr~d thin roport has been prepared, to the best of our knowledge in aoaozdanee with the standAr~a and reporting requirements aE the Federal Fi~1e L~lr1 Bi'Il'l}C SOal^d. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standazda of PL'v.Ctdcyla.r-rt~3. Pl~+:.i:iu~ ..C i1~ Aiti~ira-~ T-5etitutt ..f Team te-tata .~~-aieao:a ..t the National Association of Realtors. iJu ~n-rs ~L1~,. l1'uu- ll-~ +.ue~r.5iy--e~ ~+~es~-t'e;~l tl'-r- a--alyesi-s~ ~.w~:l,wiriwm a-rl opini.ans concerting real estate that are set forth in this appraisal report. Neither a~.l nor any part of the camttents of this repax~t (especially arty aeax.].uesra~a ess to v+aluar the iciea~ity .si' tly~ n~eie~e ..~ tlm .Cis~tt rrit~lY Nlri~l. thP.y A~ rs~nr~-.l-,rarl, ~r Any rPf~eranc-r~ t-n the Amr~ri~an Tngfiii-~ttp of R~1 Fr~AtP Appraisers or to the MAT or T1M designation) s1ta11 be dissemirsteci to the public tlii~exu~h ndv+art~srq die, pubtie i~ldtio~l s~adie, rre~ra TtreCiiar x-lis midiex ~: mty ~i:1~-,. ~.uLli~ -'~~•~ ~+L ~,:eu~~o~t-ii:txLi~-- w.i.U'u.a.-L' ll,b ~+sivi wsiLla-- w-a~--l. a-al approval of the undersigned. The American Institute of Real 'state oor>w~u-ts a volLU'itary progrzml of continuing education for its designated mwimbers. MAT's and FdK`s who meet the minimum atandarr~.s of the progrmea ere ew+e~ed periodic e~srx~tioe+t~ 111 tlli5 +'~iSbYt ~Il~ idcni:ifieti 4~ ilaVi~1~ h~~11 BUY+113{l~i~i by others is believed to be reliable, but no responsibility is assumed for its accuracy. NV +'eD{JWi~il~i { i Ly is a~3ud+Cv, i'iur' 15 ally gUar'arlttsa i+1a~G 8S CV t1+C 3tr'ULCUr'~ri suun+lrress of I.he li~i}~rnve+neii4a. Tt+e Nr'uuerl,y Iy ayau+++ati 6u be free of lrr5e4L ir+fr~Mn1!inn nnrl rlry rnM. Ti+ i~ nl~n nn~+umrri i:hr hrr~nrrty is frrr n~ mai:rrir+l~ considered to be health hazards, such as urea-formal-dehyde foam insulation, unless otherwise stated. Possession of this report or a copy thereof does not carry with it right of publication, nor may it ho iisori for any nthor PiirpncQ by any h-+t tho applir_ant without the rarQVinus writtan consent of file anoraisi:rs. The 1ppr31sers, by rca~on of thi; appraisal, arc not required to give testimony or attendance in court or at any other hearing with reference t0 the property in question unless arrangements therefore fi~ave been previously made. ThP distribution of the total valuation in this report betweQn the land and the improvomontc applioc oni3r undor tho a.r.icting program of utilisation. Tiro toparato valuations for land and improvements should not be used in conjunction with any other appraisal and are invalid if so used. The appraisers have no present or contemplated future interest in the property which is oat specifically disclosed in this report. Neither their employment for making this appraisal oar the too to he rQCQived tharatorQ are Conting®nt upon the valuation placed on the property. This appraisal was obtained from G. Scott Binford and consists of "trade secrets and commercial or tin ancial intormation" which is privileged and confidential and o.v.omptod from dicclocura undor 5 U. S. C. 552 (b) (A), Dlaaco notify G. Scott 8infard of any request of production of this appraisal. QUALIFTCA'IZONS OF Gk7DRGE SCAT BIN~RD, MAT, sRPA r , ,^,rntt Binfo~t I~o7an hip caranr in ra~:l aata~ta a~ppraiainq in 1973. ~~o rise made appraisals of a variety of properties including rcial, industrial, nffirr~, miilt.i-P~mily, rAnr~Pa, f~rmss, ~aZ,rx.i~l r.~ and r+~icienirial. HB grdnuaCeQ rran '1'eSGdB A & M Lfiiver~sl~ty with a Badlelor of Science degt'ee in Agricultural Eaorx~nics. He beet received credit for sa~veral appraisal cau~rses nnrrU~r~nri l~t~r rh~n ~Imnrinsr, Tnr~it~rhn of fl~nl iMMr~in~ .r~.l.~airrwr ~wi i1t~ ri~rlri~. oP Reeal Estate Appraisseng. 'These oo~ursee inclwda AIREA lA, a brio ftv~damental reel ~t~ta a~s:ait~l ~xuie~; AIRFA 1~, cui aclvcuti~r,i liuxxurs LrLU1tx:Lig t~tzsoT ATRF~A 11, urban properties; AIREA V, cattle grazing atxi ranch lat~dst ATF2EA 8, x~id~tie~l a~xaisa]. ~~rn4; and SREA 201, ars a~dvatx:od iu~oa~ ~xrx7u~-t»q i1~1'1'I'11~A~ IY~1T~i ~"1~'~1i'f' rYA11'fiifi A~'~'CM1"~'lrwl '~1'y"11L1r. ii~rrl FL)rlr h~~~rrlr~,iJ, 1~~url. P,~LalaL~y, l~Wa3auea,,I.alb V~ ~. T.r'yC.u~ I11vt~1a111ou11., cu 111 AtlvtitKxsl l.i3i141 ~~• Properties which he has analyzed and rendered opinions of value include, but are not limited to, the :Following: hospitals, nursing hcgnsg, farms, ranches, frzd lam, meat paraleitsg pla~,~, epas~~ aee~slstisess, ~si.a~tiu-as, ::ar~i:L'r~l buair-oaa din~riar~ oan~no~raial proporbioo, athnr om~ansx~oiAl p~rt3.~a, banleci, ctw.~ctxa, s.~caLaatiri~rdt b~.u:~ivids.atie-, ~~iu.:ac ~l.Cl,u.i..,,a.t~, woLV~nr~.a.., au~aLiuath~lx,, a.e~ylVUO1 dav~,~.-L,y „-•,L.~Lb, vP~lc.:~ 1..ru.LlalLy~, urr~uelr, liul~sit~, br3i.vluts t~l.+s4ltuu, automobile dealerships, cauritry clubs, single family residenves, vacant land, and residential lots. G. soon Binf'ord has qualified as tin expert wig in numerous court. Clients served include attorneys, accountants, banks, gwerruaantal axganizations, estates, cosporations, and individuals. PROFE33ID21AL C~'CaANIZATIONB A11D FOSITION3 HLi1] Member, American Institute of Real Estate Appraisers - MAI Nf~mber, Society of Real Estate Appraisers ~- SRPA Mamabar, San Antonio Eoard of Realtor - Bra~.+ar Iaicw~e No. 154383 1986 -President -South Texaas Chapter No. 29 AIRFA 1985 - 1st Vice President M South Texas Chapter No. 29 - AIRFEA 1984 » 2nd Vice President -South Texas Chapter No. 29 - AIREA 1983 -Secretary -South `l~xas Chapter No. Z9 » AIREA 1982 - '1'traiv~rpr -South Texas Chapter NO. Z9 - AIRFA 1981 -Secretary » South Texas Cfiapter No. 29 - AIFtEA 1980 -Treasurer -South Teems Chapter No. 29 - AY'RLA 1982 thru 1984 -Chairman - Admi,ssior~ Committee x,983 W Chairman - Regic~al Conference C~ntttee c~rrent3.y aartified thru September 15, 199Q. QUALIFICAL'10N5 ur~ tjCA3 k~kvk:5 Graduate, Tiny High School, Kerrville, 'Pexas, 1980 Al.tx.,,~l s~,uuiwr..~t 7~caa ~ur-iai Call, Uvulda, Taxaa, 1Ot10-19aa Crar3aato, ch1rnin~r f'nl 1 cx,~A, 1484 .. R. C:. C,Prxral Ausiness DSS(X_TA'ITQ~I M@~.4~IP National Association of lt~ealtors 'I~exas Association of Realtors 1errville Board of Realtors ricensed Real Estate Salesma~i _ 32708 ' Appraiser., 'I'exAppraise, Kerrville, '1'ex~as, May 1984 -August 1985 Appraiser, Floyd Price Realtors, Kerrville, Texas, Septemhes 1985 - be~nber 1988 tp~prair~ar, G. Cootit IIinfard, r7A.I, SIZLTA, Y,~asxtaill.o, 'i'cvcac, Uoomabor I90Q PrP.se~it