Since llrpartmcnt o{ Hlghwrr~
and Pub1tC'lranepOttAtba
1'ann D-IS.2--Rev. 12.81 REAL >rS'1'ATE AhPRA1SAL REPORT
STATE Dl~PAIZTIviI/NT 4r HIGHWAYS AND PUBLIt,; TRAN,SPf1RTA'I'InN
L'arcel Number l Project Number
Address of Property L,., of a3 cypzess ~~ree IaSti:lut,nla Tnking . I'wiiwl Tal,lug x
PrupPrt~r Uu,nvr ,Tow it Ha.rnaxd Hlghway ~h z`l~
Acldrraa~~ W. ~ttmm;t. „£an .^.ntonis. T7t Cuuuty..._lterr
occupant's Name NSA Between Stations 26i~00 & 28+2'1 _ i1ti
Purpose of the Appraisal
The purpose of this appraisal is to estimate the market value of the fee simple title to the real prypeCty to he
arrl++i,•nA, anoumborod by Any ea~e„i,.uto uv1. to 1~c cxtlttgutsttect, ie88 U11, gas and sulphur, if this accyuieitinn ie of
loon than the cutlrc N,~rNc,iy, ~tuy special benetns anu damages to the remainder property must. be included in
accordance with the laws of Texas.
Market Value may be defined as follows: "Market Value is the price which life properly would bring when it is
offered for sale by one who desires, but is not obliged to sell, and is bought by one who is under no necessity of
buying it, taking into consideration all of the uses to which it i9 rtasonably adaatShle anti for whirl, it ~ith.r io ar
„+ ,.ll ,..o..,„at,tc ~,+ uUtalllttty wut oet:ume avauaale within the reasottab{e future."
Ccrlit'icate of Appraiser
1 ltereby certify;
That it IS my Opitlion the tOtai COn1DCt1S8tian for 1 hr arrynieitinn nt tha heroin doaoril+arl prat}...1~ io ~ 3'~4'~" ~~
as of March ~,$ .19t39 based upon my independent appraisal and the exercive of my profes.ionat judgment;
Tliat on March z g . i 9}~e „(date)(s}, l personally inspeeteci in the field the properly herein
approised; that I afforded ~JOe barnal:C ,the property owner or his representative,
the oT~portunity tt~ accnntpany me al the tune of the inspection;
The comparable:s relied upon in making said appraisal were sus represented by the photographs contained in the
h ,aiaa au Icu,cu4 utsd wrrC ins eCLeQ on 14ai_ak ~~ .,,,.1 20, 1.,8~
NN I p~ P tdate)(s);
'That to the bast of ttty kttuwledge and belief the statements contained in the appraisal hereinabove set forth are
true, and the inforrnatio» upon which the opinions expressed therein are based is correct, subject to the litnitittg
conditions therein set forth;
'T'hat I understand that such apprisal is to he used in rnnnrrfinn .with the avcauicition of right of vray fer s-
htQhwav rn hr rnncrntrtrri a,sr tha Stnu of Tonao with tha Aasisleuti~....f I"..1F,al-All 4+I~,Itwxy funds or other
Irederal funds, and that such appraisal has been made iu conformity with tllo arihrrn)riat~ fitatn Iowa, regulationA,
and policies ana prtx;edures applic:ahle to appraisal of right of way for such purpasw, and that to the best of my
knowledge no portion of the value assigned to such property consists of items which are noneompensable under
tho artabliuhod low t-!' said ~tata, a,,.t wuy .lw,cabo u, iuuvt,sts Lt the raft market VaLUC OI 9ut))CCt real property
prior Ill thr tiatr of valuation esturtaJ by the publio improvtrstee! far whirl, ~u~l, lnuprrty !s w be acgttlr~d, Or CY
this likalihwJ ti,ai iLe property would be acyurreu for such improvement, other than that due to physical
deterioration within the reasonable control of the owner, ltas been disregarded in determining the compensation
for the property;
That neither my slnnlovment nor ntY t'nmttwn4atinn f'or making this ctpprai+sal and report ttre in duy way c~nt-
tingent upon the values reported herein;
'Chat I have no direct or indirect present or contemplated future personal interest Lr such property or in any
benefit from the acyuisition of such property appraised; and that should I or any employee in my service acquire
any interest in or to the property appttiisctl prior to the att;uisition of the parcel by the State, I will immediately
notify the State of such interest or interests;
T't,at I Itavc slot revealed and will not reveal the findings and results of such appraisal to anyone gthCt than the
proper uflit:ials of the State [7epartment of Highways and Public Transportation of said State or officials of the
Federal Higltway Administration until authorized by State officials to do so, or until I atn required to do so by
due process of taw, or until 1 am released from this obligation by having publicly testified as to such findings,
March 28, 1989 ~~d~w
bate C.. Scott 8infor~M~~, SRPA: ~ n°b RefZVes
District Meld Reviewer
r. 1J
9tne t)bMrtmeat ai IU~fiw~ri
std PubMt TrtUataonNbn
Zane Ddd•!
Rer4M ti.MS
Attach All Pertinent Photographs
Parcel No. 2 Local Addrtss 7 of 84 Cypress Tree Estates
Date Taken March 28. 198 Taken by Bob Reaves
1. Point from which taken Station 27+p0 Looking North
2. Point from which token get-WQen a .a _i~n~ 26+9A...~~sl 26+72.76 ._,^ Looking .~~l~rh Fa~*
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County Kerr _
srM~ i>eav~~ ~>f rrlRmr.yw Project NO•
wnd Pubrk 1'nawvurlfMt+-n 091 S~ -005
F-w~,„ uas, CSJ No.
R~• ro~a Account Na
-- Parcel No.
I3ighway cn z~z
Short )F,orm Evaluation Report
Neigllborhaod and Arco A~,:~iysis:
Tne suo3ect site is located ttyYt~~luiaLa.ly . ~ ,.tiila aauth of the i.nteraoation of. b'M 480 ~nri g1
Pass Road iCR 272) near the town of Center Paint. The erne is known for farming and ranchin
The area is located approximately seven miles .from major employment and shopping conters
which era located in Kerrville. The primary reason for purchasing property in~the area is f
recreational usage, homesitos or farming operations.
Zoning. highest and Best Use and Site of Subject Property (Explain if dsfferetlt ('or whop property and part taken):
The subject site is nut within the cox'parate limits of a city and .is not subject to zoning
ULt~lLlalll:Cb• Sl~4 a1Lo to ..aol~~... 1.:.:~ 1%Y ~ar_d ~~ ning~.a £nmilrr roe i~lonnnv The Antiro ~ahnlc
prapsrty is located within the 100 year !'land plain. The highest and best use of the tract
~Gor oor at' l.u A
~seneral ~,ega('an~~lysrca`i f~~scrlptron of whore rraperly:
See altachod general lrynl duel pllysioal deeCxiption of t'ho whoZ.o F~rvyvsi:y.
General Legal and PhysiLal Description of Part Taken:
The part taken will be approximately .171 of an acre gut of lot 43, Cypress Tree Estates, KF
t,.vutiLy , '1'4Xd7d • 1'11C fat 1. 1.a~Cli ~~ i. ca. l.~++-yu].c+~ +•• a1Si.i'.:. xi~l1 appvAasiart~isly X10, a Boot of
frontage alone Elm Pass Road and 50.39 feet of frontage along Verde Creek. The part taken 1
thr ,nmr nhynirnl f~nt.~wr.^+ nn the whols~ t?r4P4rtT*, Two .larr-e f-'~rrrwa~ TrPrq err within the
part taken.
Estimated Value of Taking:
*Land• ~ 7, acre ®a 75b0 ~ Per acre ~ 1283.
Xmprovemcnt5- Cypress Tress S 1800.
(Detail on ~ S 1800.
Attachment) ~ ~
Total .....................................................~ 3083
Remainder
Damages, if any
~T'yrtinil ri~i ~rr,n~lu~rci~ly
~ -s~-
Less >rnhaneements, if any
(Detail on Attachment)

~~
Difference-Damages or (Enhancements) .................. . ........... . ......... . . .~ '0"
~.stimated Tnisrl ~ompensaiton ......................................... . .......... .$ 3083
'L~se Pagc 7 of Form n-t S-2 to show unit land value, if part Laken unit Y~lue i~ different than whole unit value,
explaiel and pr8vida one (1) ce:slparable far whole property and two (~) for taking.
Furnish conrme-tts on attachment as necessary.
Stste Iknwwen d NMI~m
.~ rr~ ~~~.~~.~.
Fern O-IS~4
Aw. 10a~
County
Project No.
CSJ No. o ~
Account No.
Parcel No.
Highway .
~huri Furm Evaluuilun Repuri
Neighborhood aad Area Analysis:
Thp AUh]Ar't ai t~ i R 1 n~r~tPr~ r~rnx9mr~rply ti mi 1 p an~tth of t1'ia i ntwrsorhinn of 1i'tMl don anri Rln
Pass Road (CR 272) near the town of Center Point. The area ig known for farming and ranchinc
mho uroa is loantsd app:oicia~n~oly Devon miloo Eroin major omplo!~sn• ewi el+o~ar~,ri~ ati+teLa
which are located in Kerrville. The primary reason Eor purchasing property in~the area is .t:c
rQOreational usage, homesitea or farming operations.
Zoning. Highest and i~it Use aad Site of Subject Property (Explain if different for whale property and part taken}:
The subject site is not within the corporate limits of a city and i8 not aub~e9ct to ?.nr~.Lr~u
ordinances. The site is restricted by deed to Single family residences. The entire whole
piraoperty is located within the 100 year flood g3.ain. The highest and best use of the tract
C;Or%~al ~eg~~r~7~+~si~~~cription of Whole Property:
t3oo attaahod gonaral ].ogal and phyoioAl docaription of the who ].a proposty.
Central Legal and Physical Description of Part Taken:
•rnQ pArr rAron uri i t nn A~trnY~mnrpiy ~ r~ of ~n arr~ rntir ni' 1nr fig, typrPRR •rrR~ wArr+rPS, KPr
County, Toxas. The part taken is rectangular in shape with apgroxi~aately 218.2 Peet of
frontage along talm Pass !toad and 50.39 feet of frontage along Verde Creak. The part takQn ha
~tw r,ewes phyeale:a7. tGa6utGa ao the wl.vl.a rtvyal Lr . 2wv laryv cx~+aano Twos aaa wiLt'a1u l.l.p
part taken.
Estimated Value of Taking;
*L.and• „1,71 acre ~ s 7500 ._... >xr sore ~ 1283.
Improvements: CYPrese Trees S 1844.
At~tstchment) i ~ leoo .
Total .....................................................5 3083
Remainder
Damages, if any
(Detail alt Allac;ttttrattl)
Or
Liss Enhancements, if any
(Detail on Attachment)
s
S -0~
Difference--Damages or (Enhancements) ............................... . ...... . ....s .;o..
Fs11ms1HITN'If'n~twnsalintt ,,,,,, ,,, ~,,,~ ...................5 3083
(re> >raioo
•Ust Pa*~ 7 sf F~;~ry D-iS-2 t~ alrb~+ u.Lit la,~.l valet. If ~-rt tAkti~ wyil vAiuZ is itifftresit tkan whsle unit value,
explain and provide one (1) comparable for whole property and two (2) for taking.
Furnish comments on attachment as necessary.
r. __
Sf1Ut IkpulNU~l ut Nlge-nn
r~i PuL{k 1'ru~'urtMlo~
IMF u.~~.r
R~vked /JS
MArk~t DAtA A,ppraari~ V1~hnlp Property
Pur~l~ase Price of Subject Property ~ Date
Improvements Since Purchase and Estimated Cost: Npne
Lease Terms or Rental Agreement:
Representative Comparable Safes
Sole Part.ivs tIidaigo/13igott YruogcrJnavi a MArkt1/f:a].indt7
(Details on 2S?
Relative
LacatloIl ~ mile east 2 miles west 1 mile east
In Adjusting Sale
Indicate Subject is
Inf/SuV Compared
To Sale for:
Price per acre $7575 $511© $5970
iim~ similar _ TnfPrinr, -15~ Similar
Location	Similar	Ft~pnrinr	+AS~ similar
			
Size	Similar	Superior	+35~ Superior +35~
			
water Frontage	Similar	Similar	Similar
Indicates /Acre $7575 X7395 ~Stsu3y
Expianatiun of Adjustments with lteconcillsttion
The vomparal~J.oa ropraQOnt tho rnrr•r+ni ,,,,,rkr-1, t~f water frQn~ recreational Tote within c1osQ
proximity to Center Point and the subject. Sale #1 is located within the same development.
d9 the Subjeot~ 16 OL similar S1Ze allU tusr~ vLtc1C i:lnafti tauaal.aya. TI,u :l.al... Gft gsln •.sr
b/1~/88.
Ca,ly $~ oiooad on 6,/rll9F, and taaa I19rri r~11p to it. 1.1P1nQ P.TttirBlY Wl'k.~Li} the 100 year flood
plain. The 1QCatiOIl was considered inferior to the subject as was the size o.f the sale.
Sale #3 C~OSed on 5/4188 is in a similar locata.on to the subject and has similar ~t~i3A,r.i~~ont
as the subject. 'I`he size of the subject was considered nu~erior to the sale.
~t~hc value o~ ztio l:aisd i~ u~:1_lu~iL,r~i Lu Lr 97~or.1 L,r„ nr ,,- ,„• F1 1111111 Yt'rT Ir1t II.S.. 'I'dlf:r;{f~lut;
of the trees which are located on tat 83 is estimal:ed to b® $1800. This equates to a value
f,:,r Lh~ wl~~l~ ~.r,:,p~rL•y t:a Lc Q~1D00.
U,sr. RPrPrse ,Side nr Arltillfurtal
Fitimat~ti VRirn AY
Markrt Data Approach
S ~soo _. .---- -
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~ERTIFZCATE
The undersigned do hereby certify that, eyooept as otherwise stated in this
appraisal report:
We have no present or contemplated future interest in the real estate that
is the subject of this appraisal report.
We have no personal interest or bias with respect to the subject matter of
Chia zp~pxaiaal x~apvx~ are tMa parl:iee irc~ralwd.
~ ~ beat of our l~owledcre ar~d belief the stat~nent.~ of fac:i; ncmta~inpri
iw ~k1~-u a1~.ta~aal s:~..s:ttir 45Mr-e +rj~r~~ u~r wr~rvZre~ wl+rjww w+v tir.urr~lwni+n in
e~reeeed herein ai^e based. are trot r~rir9 rr~rr~r.~;. W+~ havee oracle a pet~cu,~sl
inspection o! the property that is the subject of this resort.
This a~rai~1 r~r~rt~ ~q ~'nri-h a'i'I nr rho i imi>-irrJ rnriditior~s (impacad
by the terms of our assignment or by the undersigned) affecting the analysis,
opinions and conclusions contained in this report.
sir cn~q,onQati~+n is nrat ccrntitxlar~t an an action ar wmnt ra~rltir~q frown
tho AflA~]fCOC, njiittinnz, nr rnnrlug].ntl~ lri, G1Y tYLG L]C© Off, thiC Z~j70~.
Cur analyoca, upiniom, aryd acnalur~ians cram developed, end t1'iid L~apoLt
ham L~~r- ry~~arr+.t, 1~~ ~r bs~ri~ •i wu~ 7ati~r1a.alaJi ~1ti b.~.lu:-.~.a........ ..:.ll. ll....
star~a~ and reporting requirements of the Fedex~l Home Loan Sank Boaxd.
This appraisal report has been made in c~formity with and is subject to
the requirements of the Code of Professional Ethics and StarYlat~ of
Professional Practice of the American Institute of Real Estate Appraisers of
the National Association of Realtors.
No one othear than the undersigned prepared the analysis, conclusions and
opinions concerning real estate that are set forth in this app~isal report.
Neither all nor aryy part of the contents of this report (especially any
conclusions as to value, the identity of the or the firm with which
they are coru~ec~ted, or any reference to the American Institute of Rest Estate
AppxaiseL"s ar to the MAT or RM designation) shall ba disessminated to the public
through advertising media, public relatior~a media, ngtas media, sales media or
any ether public means of ccnumuiication without the prior written coruesnt and
appxa~val oP the undersigned.
Tts< American Institute at' Real F~l.alt3 Appraisers conducts a voluntary
program of continuing education for its designated no's. MAT~s aryl l~+i~s who
meet the minimum standards of the progx~aun era awarded periodic aducatim~al
cx~rt~lflc:ates. 'ilZe appraiser wno nos been ges~.cp~ntecr ~ the American
Institute of Real Estate Appraisers and who is identified bed.aw is a~trreaYtly
cextificd wider the AII2T„A voluntary c~ontit~ftx~ +~dWCS-tiea~ Bain tl3rcugiz
September 15, ?,990.
March 28, 1989
G. SOCItT HINPC7RD, MAT, SRPA ~ BOS REEVl~.'S

CONTINGENT AND LIMITING CONDITIONS
(Unless Stated Otherwise in this Report)
The estimate of value for the property appraised in the attached report is subject
to tho fnlln~rinp limiting G4Flditions:
The legal description fiurnisned the aUpr-ai5ers is assumed to be correct. No
responsibility is assumed fqr matters legal in character, nor is any opinion
rendered as to title. All existing liens and encumbrances, if any, have been
olsregar-+1~u a~J 1.l~C Ni•~ii}8+-tiy io appr~icad a¢ thn++qh fraP anti r,lear and under
responsible ownership and competent management.
The bour«lar iG3 ui' tha land and the dimensions and Si7r~ thPrenf indicated t0 the
appraisers are assumed to be correct, no provision having been made for a special
survey of the property. Valuation is reported without regard to questions of
encroachments.
The information contained in this report and identified as having been furnished
by others is believed to be reliable, but no responsibility is assumed for its
accuracy.
yo rocpon¢ibllity is ~cSnmp~i, nor is anv guarantee made as to the structural
soundness of the improvements. The property is assumed to be free of insect
infestation and dry rot. It is also assumed the property is free of materials
considered to be health hazards, such as urea-formal-dehyde foam insulation,
unless otherwise stated.
Nc~ssesslon of this report ar a copy thereof does not carry with it right: of
publication, nor may it be used for any other purpose by any but the applicant
without the previous written consent of the, appraisers.
The appraisers, by reason of this appraisal, are not required to give testimony
or attendance in court or at any other hearing with reference to the property in
question unless arrangements therefore have been previously made.
The distribution of the total valuation in this report between the land and the
improvements applies only under the existing program of utilitation. The separate
valuations for land and improvements should not be used in conjunction with any
other appraisal and are invalid if 5o used.
The apprai sera have no present or con templates ruture Interest in the pruper-i.y
which is not specifically disclosed in this report. Neither their employment for
malt ing this appraisal nor the fee to be received therefore are contingent upon
the valuation placed on the property.
This appraisal was obtained from G. Scott dinford and consists of "trade secrets
end COfmnorrial nr f7in~nrial information° which is privileged and confidential and
CxCttlp~`J ~ruu~ ~~~blVS~r~v .....1.. ~ U_ C_ f.', ~~~ 1. h) (4). f~lnzCO notif~r ~ tirntt
Binford of any request of production of this appraisal.
Hpr. l? "?1 ?:~-3 ~7©88 ._~es F'rintino TEL 512-~ ~2-x127 P. 2:1
F1INCTION, PURPOSE ANU St;OPE C1F THE APPRAISAL
This appraisal is prepared in accordance with the policies,
practices and standards o£ the American Institute of f2eal Estate
Appraisers . 'the L~vr~ose of 1:h i A annr~ 1 sa t i ~ to Q,efi i mata tho
market value of the property located on Lot 83 Cyprea® Tree
F~1~atr~A , nwar r,Pnt~~ar [point , Korn Caur~L•~t , 'Tox~a . The date of tlyia
appraisal is as of March 28, 1989. The Function of thfg
appraisal is for I~ifghway Right ol: Way purposes.
_~ _~._. ~.~ -elGi
C~tAT TFTC"ATTfmLS f7F f;T7~Rf;R S('Yr[T RTNFCIRTI, MAT , RRPA
i ..:~
G. Scott $infard began his career in real esfiate appraising in 1972. He has
uses ~iai~alrs vL a vaL'ial.a-' vl ~+1~ r-,.1:ir'.a ilxlu-:li1~ u~A-11~L•C~lr].r ~lxlustZ~~].,
nfflce. multi,-fami,l,Y. ranches. farms svacial ~ $nd residential.
He graduated frarn 'T'exas A & M University with a Bachelor oP Science degree in
Agricultural Dconc~mica, He has received credit Pvr several. appraisal courses
rwr7ttrtirar9 1'~ f~h~ol amorir'aln Tn~ltif'tii+l~ nf' ~ta~tl7 A'~rt~to al~rrli~tw a,tri tl~ Rrriol+lr
+~~ 1tr~aes7 4~.erllal~ lhy~~,+~.~~s.,e.. 7~.Crsrs ~°,u..s+rsi 1i~r:J.u~9ra A'1'1!'l~~A 1A, n -a~n.~.. P4..alnurniln'1
real estate appraisal courses AZREA TB, an adVdnC.Ad inconne pX~t3C~T1g C70ti1].~:
AIREA 11, ux'ban properties; ALRFA V, cattle grazing and ranch lands: AIREA 8,
residential appraisal eauzBe: and 3REA 201, an advanc®d ir~caloo0 praducitx3
appraisal c~xuYSe. Other ~ attended include Ress+l Et~tate ?appaisfng, Rural
Aj~raiairrJ, Flirrianwntaala of Raa+I Fafiatp Trnrmstmont-, wrri arl~rnnr+~ri TAwi
EQOrIO]riiCS .
Properties which he has analyzed and xerrd~.~ed op9.nions of value include, but
fereed~lotis~m~eatt Faackitigf platrtss, : a h~t~ls~n~~ honxi. s~.I re~t~1
business district ccalanercial px'cperties, otter voo~anarcial properties, barilca,
rhurchesl, recreational subdivisions, truck tsrnaina].a. w~, supattn:srls~ets,
Lt~iunel sd'x~,i-'~y -.~s!'ilr~:e-, ~,.L,Ciw Lu~.illuy~, uulw~lr, lnulae].ai, r~uvl~cx3 eat;~tL°lvtus,
anal+x~eoisilr~ ~Lw.7rerr+l~i~u~, r:H~r~l:ry e:1i+l+.~, r+in~lr ~nn+~1y ~rwi'7~rrrr~, v+n~eu7t leu~l,
and residential lots.
G. Scott Binford has qualified as an expert witn~ in rnanero~us aourrsl.
Clients served include attorneys, accountants, banks, metal
organiaatlcrs:, ectiatec, aoYpar,~tiw7s, and individuals.
r~s~c~r~,~,, ~'.nrtr?.nn~xc~rc m rocrrzotra iu~
Member, American Institute of Real 1',I~t~tP Apm-rli I~w~ -MAT
Meamber, Society of Real Estate Appraisers - SRPA
Mmmbps, San Antonia Bvard of Realtoxs - Brvk~r License No. ].94283
1986 - 1?.r28ident -South Te}ms chapter No. 29 ATREA
1985 ~ 1st Vice President -South 'ih~3 Q~aptar No. 29 - AT.itf,A
1984 - 2nd Vices President -South Texas CY,apt~.r No. 29 - AII2EA
iGa~ ~mratar,* -South ~I~outaa Chapter No. ~D 14IIZBA
1982 -Treasurer' -South ~s Chapter No. 29 - A1REA
1981 -Secretary -South Taxers Ct~aptar Ido. 39 - 11IAF.A
1980 - 7~easurer -South 'l~xas C3~apter No. 29 - AZRI~~A
1982 thru 1984 - t~aaixman - 1~aissions Cavtrtnittee
7 9:i~ - fh.~ ~ t'nt~n Rai rv~a1 f''nnfcrbnc+Q ~ittmo
Currently certified thru Septevr+ber 13, 1990.
~zc~TTaNS o~ BoB RF.~s
Graduate, Tiv~ High Srl7u~o1, Kerntille, Texas, 1980
Atterrlo~ Sotiithwe~ Texts ~nior c:ol.tega, Uvalc]ra, R'exas, 1980.1982
Graduate, Schreiner College, 1984 - II.C. Gexieral Business
ASSOCTA7"ICIIJ~~P
t~ationa't Association of N+aaltors
't1K+xz~s Anaooiation of IZealt~aa
Kerw~llle Board a~ Realtors
L,icer~ed Neal. ~tiate SalesvY~an - 327085
EMP~~V'1' EX1~EEtIIIVCT
' A,ppr818er, TF-~cA~raiso, Kemtille, Texaa, May 1984 ~- August 1985
Appraiser, Floyd Price Ftsaltors, Kerrville, Texas, Septr 1985 -
C)eoe~nUer 1988
Appraiser, G. Scott Bir~ard, MAT, SRPA, Kerrville, R'~, Dea~bar 1988
Present