ORDER IVt]. ~=1~?7~: AP'P'ROVAL.. OF AP'F'RAlSAI_ FOR P'URGHASE OF RIOH-C--OF-WAY ON RAIVCI-lERO RD FRC)M 'THE SCHREINER "I"RIJST On this the E~th d~-ry of April 199L., ~_ipan motion made by Commissioner Holekamp, seconded by C;ommissianer Oehler,, the Co~_trt unani~ously approved by a vote of 4-0-0, to accept the Real Estate Apprai~rt=~7- Report done t~~y hir. W. Clyde Cantrell. lylr. Do~_iglas A. Wheeler accepted the offer of ~~, 1~~.~~ for his property, There wi.l.l tie ar7ather appraisal done far Mr. F~,eeshan. F~_~nds are to ~.=ome from ti-ie Schreiner, Rcaad F~_~nd. COMMISSIONERS' COURT AGENDA REQUEST PLEASE FURNISH ONE ORIGINAL AND FIVE COPIES OF THIS REQUEST AND D~MENT~TO BE REVIEWEQ BY THE COURT MADE BY: Franklin Johnston, P.E OFFICE: Road & Bridge Department Leonard Odom. Jr. MEETING DATE: April 6, 1993 TIME PREFERRED: _ SUBJECT; (PLEASE BE SPECIFIC): ~Qnsider ~praisals for pUrChase of riaht-of-ways on Ranchero Road from the Schreiner Trust EXECUTIVE SESSION REQUESTED: YES N O XX PLEASE STATE REASON ; ~ nsiderpurchase o,~ right-of-ways from Schreiner Trust _ --ESTIMATED LENGTH OF PRESENTATION: 1Q Minutes PERSONNEL MATTER -NAME OF EMPLOYEE; _______~____~ _____.~____ NAME OF PERSON ADDRESSING THE COURT: Franklin Johnston P.E. Leonard Odom Time for submitting this request for Court to assure that the matter is posted in accordance v~ith Article 6252-17 is as follows: Meetings held on second Tuesday: 12:00 P.M. previous Wednesday ` Meetings held on Thursdays : 5:00 P.M. previous Thursday Ti-f1S REQUEST RECEIVED BY: THIS REQUEST RECEIVED ON: ~ A!I Agenda Requests will be screened by the County Judge's Office to determine if adequate infarmatlon has been prepared for the Court's forma! consideration and action at time of Court meetings. Your cooperation will be appreciated and contribute towards your request k:eing addressed at the earliest opportunity. See Agenda Recl~iPSt G~~ideiines. 1.. _.,' MEMORANDUM TO: Commissioners Court FROM: Franklin Johnston, P.E. Leonard Odom, Jr., Road Administrator DATE April 6, 1993 RE Ranchero Road Appraisals Attached are the appraisals done by W. Clyde Cantrell for right-of-way purchases on Ranchero Road. Douglas H. Wheeler has already returned a signed agreement to sale, and we expect the same from J.H. Keeshan. At this time, we 'ask the Commissioners Court to acquire the approval from the Schreiner Trust for the purchase these right-of-ways, and purchase them as soon as possible. tEAL ESTATE APPRAISAL REPORT -- -_ _ _ - - ... Parcel Number 1 Project Number .~operty Address Ranchero Road, Kerrville, Texas Whole Taking -- - -- - _ ~perty Owner Douglas H. Wheeler _ ____ _ ___ _ Highway owner's Address 809 Peggy, Deer_Parkj Texas 77536 County - - -- Property Occupant Vacant land____ _ Between Stations PURPOSE OF THE APPRAISAL Ranchero Road _ __ __ ______ Partial Taking: X_ __ __ _ _____ Rancher Road Bexar County1 Texas _ _ _____ N/A 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 easements not to be extinguished, less oil, gas and sulphur. If this acquisition is of less than the entire property, any special benefits and 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 the- property 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 rases to which it is reasonably adaptable and for which it either is or in all reasonable probability will become available within the reasonable future.' CERTIFICATE OF THE APPRAISER I hereby certify: That it is my opinion the total compensation for the acquisition of the herein described property is: __ ______ _$3J150 as of: Mar 3, 1993 based upon my independent appraisal and the exercise of my professional judgement; That on Mar 3, 1993_ __ (date)(s), I personally inspected in the field the property herein appraised; that I afforded - - --- Douglas H. Wheeler ___ __________ ___._.__ _ ,the property owner or his representative, the opportunity to accompany me at the time of the inspection; The comparables relied upon in making said appraisal were as represented by the photographs contained in the appraisal "-'~plement and were inspected on Mar 3,_1.993 __ _ (date)(s); That to the best of my knowledge and belief the statements contained in the appraisal hereinabove set forth are true, and the information upon which the opinions expressed therein are based is correct, subject to the limiting conditions therein set forth; That I understand that such appraisal is to be used in connection with the acquisition of right of way for a highway to be constructed by Kerr County Road and Bridge, and that such appraisal has been made in conformity with the appropriate State laws, regulations, and policies and procedures applicable to appraisal of right of way for such purposes, and that to the best of my knowledge no portion of the value assigned to such property consists of items which are noncompensable under the established and any decrease or increase in the fair market value of subject real property prior to the date of valuation caused by the public improvement for which such property is to be acquired, or by the likelihood that the property would be acquired for such improvement, other than that due to physical deterioration within the reasonable control of the owner, has been disregarded in determining the compensation for the property; That neither my employment nor my compensation for making this appraisal and report are in any way contingent upon the values reported herein; That I have no direct or indirect present or contemplated future personal interest in such property or in any benefit from tf~e acquisition of such property appraised; and that should I or any employee in my service acquire any interest in or to the property appraised prior to the acquisition of the parcel by the County, I will immediately notify the County of such interest or interests; That I have not revealed and will not reveal the findings and results of such appraisal to anyone other than the proper officials of Kerr County Road and Bridge until authorized by County officials to do so, or until I am required to do so by due process of law, or until I am released from this obligation by having publicly testified as to such findings. obligation by having publicly testified as to such findings, ~ / Date: Mar 3, 1993 _ ~ ~ ..- W. Clyde Cantrell, MAI State Certified TX-1320760-G District Field Reviewer Page 1 ATTACH ALL PERTINENT PICTURES Parcel No.: 1 Local Address:__ Ran_ chero Road, Kerrville, Texas I ;-gate Taken: 03-Mar 93 Taken by W. Clyde Cantrell, MAI Point_from which taken___ ___ _ _ .Telephone company property at the NEC of_the sub~ect_ _ _ _ Looking. _ Southwest - - _ _ _ ___ _ View of_the Whole.Property____ __ I I , ,,a i ~ ~ ~ i View of the mountain on the back of the property - -,- _ __ - - -_- --- _ _ - _ _ -----=j 2. Point from which taken: Back part of the subject Looking: Southeast I Page 2. ATTACH ALL PERTINENT PLCTURES_. _ - -_ ;.Parcel No 1 I Local Address• Ranchero Road, Kerrville, Texas __ -- -- -- _ 1 _ _ _ - p Taken: 03 Mar-93 Taken by; W, Clyde Cantrell, MAI E , ~ont from which taken _ _ South bank of Clear Spring Creek ,___ _ ,..:Looking: ,Northeast _ _ _. _ __ .__ _ ..View of Clear Spring Creek _ __ _ ____ _ __ _ _ _ _ - -=- - -- - _ _. _ 1 i .~. -- -~__- ~ - r ---- -_.__ _. ~_ __.__________ ___._ ___ Another view of.the creek.. . ___ -- - -- - - 4 ~-oint from which taken: South batik of Clear-Spring Creek Page 2. -- - -- - - -- - - -d Looking Northeast' ATTACH ALL PERTINENT PICTURES _ -_ _ - Parcel No : 1 I Local Address: Ranchero Road, Kerrville, Texas - - - -- - ~-°ate Taken: 03_Mar-93 ___ __ .___ .Taken by: W. Clyde Cantrell, MAI_ __ ------- aoint_from which taken:.... .._ Telephone. company_property_ at NEC of the subject _ ___ _ __Loc -- _ _ _ View of_the part taken,.. _ _.___ "'~YFf ~ 9 ~r t, ~ i t" 3'' . ~ t ~I ~~ ~ y : I ~~ ~ 1 _ _ Y i ~~ ~' y; _.. _. ____ __ _- ___ _ .Street scene along Ranchero Rd. . c5. Point from which taken: Telephone company property at the NEC of the subject Looking t,"Jest Page 2. ._. ~. -- /~~ ~ ~ ~ ~- ~\ y~9 ~ `\ o 7Q6~ pGP ti ~ > ~~. J ~~ ~_ c ~' ~ ~ /~ . ~5 r a F~ , _, O W g , ~.G-, Q ~' .~ ,~ ~ ~ ~ ~~ L ~ u F. .P W N m b e Q- v _ v ~ z ~~ / ~~ n r~ o ~ z THIS RELOCATION REOU[RES APPROXIMATELY 2.3 ACRES OF LAND {SHADED W AREA) OF uNILH APPROXIMATELY 0.T ACRE IS ALREADY ENCLMBER~D BY A ,y l1 30 FT. WIDE ROAD EASEMENT fOR RANCHERO ROAD o ~ r z '~r f~P. '`~/ w ~ ~,"-- ° x ~/~ { 1 ~ ' {'~ G ~~~~ W i t ~~ ~+ d 0 K ~-~ 0 V - ~" . ~ r x Z a 4l ~' . ~ ~. V ~ ~ w Q s~ ~ ~N ~~ ~_ s 5. Z .{,3 ~ rya ~ , Y~F ~~ C3 4~ c \ , ~c 6 ~~ N 44 ~ ti~_ -- County Kerr County, Texas -- -- ---- Project No. Ranchero Road ____ CSJ No. Ranchero Road Account No. Parcel No. ____ ___ Highway Rancher Road __ _ Short Form Evaluation Report Nei~hhorhood and Arca Analysis: See Addendum 1 7_onin~, Highest and Best Use and Sitc of Subject Propcrty (Explain if different for ~~~holc property and part taken): The subject site is not zoned. It is located within the extraterritorial jurisdiction of Kerrville. However, no other land use controls exist. Kerr County does have a stringent septic tank ordinance that helps control land use. However, the subject is too large to txs under this ordinance unless it is developed into smaller tracts. The subject is located adjacent to Kerrville and has development potential. However, with the economy not yet fully recovered and demand for* Gcr,cral Legal and Physical Description of Whole Propcrty: See addendum for legal description. The site is irregular shaped and contains 32.624 Acres +/- with about 800' frontage along the southeast side of Ranchero Rd. The site slopes south- easrr~ard toward a large mountain located on the back of the property. At the base of the mountain, the tract rises sharply upward. The site is covered with native vegetation consisting of cedar, oak, other trees, and native grasses and brush. A spring-fed creek, Clear Spring Creek, crosses the property. The creek is small, but it runs almost year-round except during ', ,periods of sever drought. ', General Legal and Physical Discription of Part Taken: The legal description of the part taken is 1.50 acres out of the VV.C. ^ ~ncis Sur # 146, A-137, Kerr County, Texas. The part taken contains approximately 1.50 Acres +/- . of the whole. The part taken is an irregular parcel of land located along the Ranchero Rd, frontage of the whole property. The part taken has characteristycs similar to the whole, It is level to gently sloping similar to the frontage of the whole. It is covered with native vegetation. The steep hill and abandoned well are not located in the part taken. Fencing in the taking is to be replaced Estimated Value of Taking: by Kerr County. ~p /¢C~C *Land: 1:50 q3 ~. t. ~u $2,100.00 per Acre $3,150 Improvements: None (Detail on _ Attachment) Total Remainder Damages, if any (Detail on Attachment) Less Enhancements, if anv (Detail on Attachment) $ 0 $ $ SO ....................................................................... . ................................ $3,150... $ 0 $ 0 DiCCcrenrc -Damages'or (Enhancements) ..................................... .... 3 0 Estimated Total Compcnsation........ .......................................................................... .~, 53,150 .=iJs•^ page 7 of Form D-15-2 to show unit land value. If part taken unit value is cliffs rant than whole unit value ex; ~~ain and ~~.~i;ie one (1) comparable for whole property and two (2) for taking. F~c• -~h comments on attachment as necessary. ~KET DATA APPROACH WHOLE PROPEi (LAND ONLI~ _ _ _ -- __ PURCHASE PRICE OF SUBJECT PROPERTY: Unknown ~ DATE OF PURCHASE: JUIy 1, 19681 7 - -- - ~~IPPOVEMENTS SINCE PURCHASE AND ESTIMATED_COST: Drilled a water well _that was later abandoned._ Planted some pecan trees that i --, 'd maintenance. _ __ --- i LEASE TERMS OR RENTAL AGREEMENT: NIA i REPRESENTATIVE COMPARABLE SALES ~ Sales Parties Grantor:Z j_Pearson__ ____ i ____-___ 1_ _~Taylor2 ______ ____] ___ __=SCrow 3 -_ ___ . ___-~- rRDeaUve Location: Grante_e~[ZSiee Hills Rd_' _ _I l ~ Cypress Creek RdJ _ ~A9ua V s a Dnve._ ' F In Adjusiinp Sale J~Apx 5 miles SE= j_~__ _ __~._ ~.Apx 5 miles_east__.~ _ _~~px 8 miles north-1 Indicate Subject is INFlSUP rf the subject ___1____ ___ _ ~_ ~_of the_sub~ect _ _ __ ~ __ _ of the sub'ect --- ~ ----I-- i To Sale for Sales Pr1ceLSq.F_t. _1 Comparison_ ___ 1 __$2,004. 1.Comparison__ _ ( __ $1,0002 Comparison__ ___ __ ~ _$1__.,_694 i~TimP Adtustment; _ _ Equ_ival_ent _ ___ 0%_ __ ~ Equivalent _ 0% I Equivalent ~ _ 0% Terms of Sale: Equivalent 0% _ Equivalent_ 0% Equivalent __ i 0°,6 Adjusted Base___ ~ _ _ $2,004 , _ _ _ _$1 00.0__ _ _ ~ $1,694 __ _ I _ _ q 0% Super. 56.51 7% ~Eguiv __ 30,69 __ 0% ' L q - - -- Size Ad'ustment: ___ ! ; E uiy_ _ 23,95 0% Superior _ _ 35% _ Superior _ __ Y_ 15% General Location: .. i E uivalent ~ ~- __ Terrain __ I Eguivalent 0% ~ Superior _20%r~ Equivalent _ __ 0°~ I i Surface water ~ T Su error _ _5% ~ Su erior _20% ~ Eguivalent 5% ~ - - - --- - - _. r---I - - --- - -- --a ~ p _.._. -' --- _- ~ , p _- - - --- --- - - - ~ . J~ - - -- - _--- - - ~ - i- --- - . i ----- ---- -~-- - - - - -- - - -----,I r ~ i --- --- -r- ~ - - + ----- _- _' - - --- -- - --- - -- ---------- - -I - t __ _~ _ ._ _ _ . ----~ l --_ __._ _~ --- _ _ _ ~ 1 ,._- . - - ~ -_ - -- -_ - - _ -- _ - ~ Net Adjustment: i _._ __ ~ _ 5%° ~ ~_ __82%~~_ _ _ _ _ _ 20°~ __ __ •'-Yiic;atedValue: _ ~ _ __ _$2,104 j__ ~ _ $1,823 .-- --- $2~0~.. EXPLANATION OF ADJUSTMENTS WITH CORRELATION ,-. e Reverse side or Additional, Pages, if necessary Estimated Value by the Market Data Approach _ ___ !Per Acre: $2,100 Page 7 EXPLANATION OF' AI)JUS'I'1\1FN'I'S The surrounding area just outside the Kerrville city limits was researched to find sales similar to the subject property. Characteristics looked for were sire, surface water, terrain, and location. These chtlracteristics have the greatest influence on priri;. I found several sales that occurred between 1991 and 1992 that were considered similar to the subject property. 1 selected three that occurred between March 1991 and May 1992. 'I'hesc salts were similar in sire to the subject, and two had surface water. The sales were compared to the subject for time, terms, size, location, terrain, and surface water. The following comrz~ents explain the adjustments made to the sales. TIi\1E: Sale 1 occurred in March 1991. Sale 2 occurred in January 1992, and Sale 3 occurred in May 1992. The vacant land market and the subject market have not changed during this period. No adjustments were made to the sales for time. ,._. TERMS: This adjustment reflects the effect of financing on sales price and any other condition that affected price. Sales 1 and 3 were cash sales so no terms adjustment was made to the sales. Sale 2 involved seller financing. However, the buyer paid almost 70% clown. In sales where buyers pay a large down payment, the effects of seller financing are small. No adjustment was made to Sale 2 for financing. SIZE: Size typically affects price because it decides the ability of the buyer to obtain financing. On a price per unit basis, smaller tracts typically sell higher than larger tracts because the «~hole dollar sales price is smaller. It is easier to obtain financing ~~~hen the amount to be financed is small. The subject contained approximately 32.624 acres. Sale 1 contained approximately 2.ti.9 acres. The subject is approximately nine acres larger than the sale. This is not a large size: difference; therefore, no adjustment was made to Sale 1 for size. Sale 2 contained approximately 56.51 acres. It is approximately twice the size of the subject and has been adjusted upward for size. Sale 3 contained approximately 30.69 acres. This sale is only two acres smaller than the subject and considered equal to the subject for size. No adjustment was made to the sale for -- srze. LOCATION: Location has the greatest influence on price. }3ecause access and proximity to goods and services is important to potential buyers, awell-located site will bring more than the market. Although the subject does not have direct access to a major highway; Ranchero Road, the road on which the subject fronts, does provide good access to the subject. The subject is located next to the Kerrville city limits and is within five minutes to schools, shopping, and employment. Sale 1 is located on Silver Hills Road oft S.H. 173. It does not have direct access to a major hrghway, but does have good access via Silver Hill Drive which connects to S.H. 173. Although the sale is located farther from Kerrville than the subject, the distance is not significant. The subject and Sale 1 are considered equal for location. No adjustment was rllade to the sale for this feature. Sale 2 is located on F.M. 1341 (Cypress Creek Road) appro~inlately two miles southeast of I ooh X34. It has hood access, but the sale area does not have the clenrrnd of the subject area. Rased on buyer preferences, the subject is estimated to have a superior location. Sale ? is adjusted upward for location. Sale 3 is ]orated in the Aqua Vista Subdivision at the end of Aqua Vista Drive. Aqua Vista area is an area close to Kerrville that is preferred by buyers. However, the sale does not have the access of the subject. Therefore, the sale was adjusted down~~~ard for location. TERRAIN: Terrain is important because it decides the buildable capabilities of a site. If a site has a very rough terrain, it might be cost prohibitive to build on the site. Also, terrain can decide if a site has good views, another characteristic in high demand in the Hill Country. The subject is level to gently sloping except in the rear where it rises steeply to the south. T'i~ere are many building sites on the subject property. Sales 1 and 3 are similar to the subject for terrain and have not been adjusted for this feature. Sale 2 does not have the views of the subject and has been adjusted upward for terrain. SURFACE WATER: Surface water includes ponds, tanks, creeks, and rivers. However, live water refers to tlowing creeks and rivers and spring-fed ponds and tanks. The subject has a small, minor creek crossing the property. The creek is known locally as Clear Spring Creek and flows almost year-round. In tact, the owner stated the creek has not been dry since he has owned the property. The water in the creek is clear and could be dammed to make a pond. Sales I and 3 have spring-fed stock ponds on their sites. Sale 1 has a one-half acre stock pond, and Sale 2 has a smaller stock pond. The stock ponds are considered inferior to the subject's creek because demand in the market tends toward flowing creeks. Sales 1 and 3 were adjusted upward for surface water. Sale 2 did not have surface water and was adjusted upward for this feature. The sales showed adjusted sales prices between $1,823 and $2,104 per acre. Sale 1 was located closest to the subject and is given the greatest weight. Sale 2 was considered the next most comparable because, although it WaS located Oll the Ilortll Slde of KcrrVllle, it had surface water. Sale 3 was given the least weight in this analysis because it had no surface water and did not offer the views of the other sales. Therefore, placing the greatest weight on Sale 1 with support from Sales 2 and 3, I have estimated the market value of the suhiect to be 52,100 per acre. _. County Kerr County, Texas Project No. Ranch_ero_Roa_d __ Parcel No. 1 __ Highway Rancher Road ADDENDUM ~~ al Descri t,on: Be,n 32 624 acres out of the W.C. Francis Sur. # 146, A-137, Kerr Coun See full le al attached . r Logat,on_- _p __ SES of Ranchero Rd. apx_2 miles SW of SH 16 - ~ - - Street & No.: Ranchero Road, Kerrville, Texas ' Whole Property Assessed Value: ! Land I $60,160 Imprvmts. SO Total _ $60 160 __ . _ _, _ - ,Last Deed Recording: Volume. ~ _477 ; Page 788 , Date July 1, 1968 _ _ _ _ _1 ~ Where Recorded: Real Pro rty Records of Kerr County, Texas 1 _ ____ _ _ _~ X ~ Site ! - 32 624 _-__ 'Acres. ;_Dimens,ons: hole Irre ular Acre - 32.6240 - ~ _ g_ _ ' D,mLns,ons. Part Irre ular X Srte ~ 1.50 ~ Acre 1.5000 Acres__ ___ ____ The subject property is unimeroved except for an abandoned.welL The .well is_not equipped and_is estimated to_contnbute no _ va,uo to the property. The perimeter fencing has been appraised ,n the value_of the land. This method of appraising fencing is ,typical-for acreage tracts. Fencing has been ignored in-the appraisal. of the part taken. Kerr_County will replace-.any fencing in the taking. -- The subject property contains approximately 32.624 acres of land This size is based on the field notes provided by the client ~ ;. and a statement from the owner indicating he purchased approximately 2.187_acres from Walter Cummings in 1968. The _ __ _ _ :.economic unit estimated for the subject neighborhood is based on the sizes of the sales found ,n the neighborhood. .These sales -- ---- range in size from approximately 10_ acres to approximately 50 acres. Typically, the sales were purchased for development into I - ---~ into residential subdivisions.. However, because the lack of demand for additional housing_for the last five_years, they have had __I interim uses of a riculture or the .have been used as one lar e rural residential tract. Thc. economic unit used in this a raisal _y -----g- ------- - Y 9 _ ' - - - - ---- ---- - ---- - pp_ is sized between 10 and 50 acres. - ------.__-----_.-__- _---------------__-__-' -- ---- ---- - ~ - ---- -- - ---- - _ i - -- --------- ------~-- -------- -------------- --- - ------- ---------------_ --- -- ----- ----- ------ --- ------ -----j N~ichhorhood and Area Ana~is:__ The subject_neighborhood is difficult_to define because the rural area aroung Kerrville_is_very _ --- IargF>. Re uirements of the nei hborhood selected were similar characteristics. The area required_close proximity to Kerrville q-------- -g - - - _ -- --- _ _ . _ _ _ -- - -- and be one that buyers researched_if interested in properties like the subject..-After researching the_the_immediate area __ -- - _ -- rounding Kerrville for a distance of approximately 10 miles, I have selected the area along and,-either side of the following _ _ ,,~ways:_FM 783LSH 16 (North and South);_SH 173, SH 27 east,-and IH-10 east if FM 783._The area west of FM 783 and ---- -- - along SH 27 west of Goat Creek Road was_not selected because this area is heavily influenced by the_Guadalupe River. Also,~_ - - - - -- much of the area along SH_27_west of Goat Creek Road is commercially developed..The area I selected has similar sized tracts, man have an interim use of a riculture man are .used as rural homesites with lar e acrea e and the are close to Kerrville. -- - Y ---9 - ~ -___Y _ --- - -- - - -~ - --- . 9 . - _ 9 L--- --y-- --- - - -- -- -- The neighborhood is served by the previously ment,oned highways plus numerous secondary_coun~t r roads. Access to the__ neighborhood is good. Properties in the neighborhood typically have good views, an abundance of cedar and oak live surfac~ water, or a conbination_of these characteristics. All have an abundance of w,ldlife. Most shopping and employment are ,provided by Kerrville. However a few residents commute to San Antonio wh,ch ,s located approximately 65 miles southeast of Kerrville. ~ r- Zonin~, Hi>;hest and Best Use, and Sitc of the sublect_p, opcrty _ _ _ _ __ *additional subdivisions still insufficient to warrant i --- - - development, subdividing the_subject is not feasible at this Ume.__Therefore, its existing use_will continue. Based on this analysis1the highest and best use bf the subject is estimated as twofold. First, with subdivision not feasible, the subject has a .___ - _. ,highest-and best use_of remaining vacant. until demand warrants its development. Second,_with subdivision not feasitle, it has a i - _ _ _- _------j highest and_best use of a rural residential homesite with acreage. These two uses are mutually exclusive.. _ , Ttie subject. ro _ _ .has not sold in more than three ears. Mr, Wheeler did sell the pro e in about 1984, but got it back ' t- p--~~ - Y f p rtY -- -- -~ thro.,gh foreclosure.__He-has owned the property since getting it back. The Kerrville Telephone Company purchased approximately 0.4 acres from the subject in 1985. They have placed some telephone equipment on the site. _ _ .. - - -- - - --- -7 _._- - - i ._..---" 61 Ntv ~Ep£RI~KSauaG KIM~I~ COU ~ HARPER - 290 _ ~.--'~ ` ~ I r r z ~ ~ 10 .~, w 793 ~~ ~ ~ - ~ ~ Iw d ~ / ~~ ~ p 16 ( \ '~ TIERRA lINOA GI~IESPIE C~~tytY " UNtA1N E UNtY -HOM f iCNERY -IEASANi W ~ RANCN ESTATES .~,~R 4t STATE EISH N ESTATES ~l(Ct ICN (EXOTIC GA E1+ _ WNEAT I ('~ '~GAIAP PEA / f RY I ~ y5 CAMP, • ~ ~AMfS AvE 1 EXAS CATNOIIC s0 Cp ASTSyAN BLUFF Hlll COUNTRY • SNGWCASE v~ IANAWENOA ' R TqA{LS RA YOUTN AANCN r Cl~SS~ * TxE WItDEANE5S TRf ATMENt CEN~ HIUS RANG ~ BIAt t),,,~~~ IAIY p$ aV PAH ~ J- A4CKEN6ACKEA l ON Yv '°.. ~ 1 BOY SCOUT CAMP v f0a j.{Hi,, INGRAM anM~"N _ KERA CAMP WAUONIA ANOp M OAK ' waouft. * HUNT ulG .. N ~ ~-- I }340 ~ MGt. AAM 1 rnw^ L ~ l~~~L~~\`'~,. ' l CAMP'3iEWAR( {60Y51 _./ , \\\\ CAMP WALDEMAR ~ Vt11 AwEA /C" ~ R~' .. ,~ ,. ~ CAMp lA 1uN1A Ie+GY51 1213 w. ,/~~`"~.~~1.~/J~ f ;".,•~yP"INGS/ CASA 80NISA ~ A ~ EDICA~CENTER~ ^ '~ I "'~ ~~ ~ • pAMING ARk~M YMCAwCAMf • ~ ~' ~ 110NS CAMP ~ HANCx ~ EXAS ` TW4 RINGS ANCH•EART Of THE HIIIS: DAMP {GIRlS1 CAMP ARROWREAO INDIAN CAEEK~I 1 {4R L ~ ~ P~ MYSTtC ~,GIAtSI ~ ~..,~r KERRYI i ~ /~" ~. ' CAM gANf i~/'~ SATE P ~ fKERA~LLt TuPr~F. CPFCx , S~ CHRYCAl15~ "~ ~ ~ AIRp'T gIYEa INN fAl{J, .~,~ 1 } ~' aE50A( ~ MP' 21 f' f "~_ ~ ~ t271 CAMP CHR Z 9q ~~ ~ ~ ~ t ~ 1273 oulE( vnufY aANGN <,"nroN ~ ~N1ER POINt ~ ~ AANCxES cxEao ~ „JJ ~ TA ~ y , ~ Q 16 0 ~ Z w "ti ~ Z ~ a ~.. ~ ~, ` ~ i ~ ~ v .,••'~",~ AMP vEiDE I ~ KERR COQ - ~ a ~--^' r- I NT1` « ~ ~- ~ ,-,~•-^"'_- BANDFQA ~,O•J MfDINA CNItDRENS HOME w l ~~ 1 X `~ti ~ Z awFa 173 ~`'~. I r ~~~ BAk~FRA ~ x ~,+<~ MppINA r ~ SCALE 0 ~ U ~ Q ApM~"malsmM~bS ~. Uf ~ .~ 1 w l t~ .~'~' ~ .. + .... ~, L~ ". ~. ~~ ..-~~ ~ji. ~ ~ ', ~ ,. i V ~f~„Y' `~~~ ~ ~ itdy6 r0~ •. •~1 . TL d SttY~° tl _ t>a tSAtt Vt fLSt ~ ~ s Taya° haxai~stoa 49•b~a~°~-p/ l ~,,~ _y~~~,'~~~,,,,/_, ~ ~tdot dxtlci, SR 9.° 1949 CM y~t,pa~sb, • Gw^•~ ~f tb- i ~~tdi!•' 1!~ ,ton iaiaWxa, and DY aatd , t~fy,S,~a ~tb Jut ttt+ Slat t'a~aaluttona Pxaaut4atd bYtt sad° ,~ (a accord! and Nita a uitb tM AaNtation tbt ta,tta[M° ~ t. I ~taN dad, ~~ Mx yttb ~~saitatddl+cxtb,d to R M+ ca' und~p! `tract of iasd° Taaaa. haul Qia~aaat4 tt~~tox atlanZ ~ LttfJ'41 aid ltd t° axt at tbt co ~ h ra4°ST *°nt~ic'n ar, dda , 4 ~.,,aut s 'tad utt ay~a, Prarla a1 ~ SSI~ tNt4 t,(',PS.t+""- and tbxout~ vitb tM ~yo1Ua PARSTfl4 acttns by a~toMd° PvxPp1us • of tatah nattss as pbY ~1 ~fyfU~° a vnd bpitdtat tb, canalatftc et Not~Ychtbt,raats• • Sb+ V,t, tla8 itsitaa tai aada,t~M~ ~b~uYa~[, a/i -~CpuatY, .~ tt, t't~trsawal Px ~ Sat,taYrl~ 1oz ia~d~ ~ghthell~gdt~ r0ystty reserved by nilnecals with no ln;er^ in interest a~ other in the cust0a d U~c~s'nY ~~h leases >x 3 the o~'in~athu interest orh miner ns and cr cr minecai sod i„ oil, 6• rentals P as or oils •IlPputt provid `he menus oc anya ctecute eih[ arwS Ergeat a•lv,ded cstin d, an`pu rcdbYV. p,'liP~si~ns, yaiCunJin muse re5ervt nYCy y p ~tn° their h~1C' nJ a lnt~~,td~e ~tnY 9, leases ntezs, aria; royalty d ~ o Hccman t~jehhal ~~rlllr'd to t lt~ccr and wllercErg, dellnnuancy free rha Board, rka paywnt directly to the Dowd o! the portion °! vhe bonuses, delay renul+ or royal ties uhlch otha[vlu yould ba payable co the ~'yrr, and ruck payment atoll be +pplted to adua the ealacl~g delingwncy. 6. guyu agnu to prevent encrouhment or conuruttfan of any fanw or °the,r Iaprawaanu on veld Lnd+, +guea to prevent any vast thereupon, to p[vt~tt the right of the 6a[d a purcluaer of veld land, to keep all loprove• °°"h to sounded towage at all tlrr, whether the build loge an occupied or v°''~•rupl•d, and !n the amunu apul[l•d Dy the Do•rd. Such lauanu +lul! 6e w`i'red v1 [h an approved and allabl+ lnwcanu company, and iha policy [hall be vc it.,,ten la the bane of the Buyer, with loo anduaement clauu payable to the mod, a lu !natal ny eppar; and [ha original lnauunc• poi LCy shall De flirt with the Buyer's Contact 1n the Lrnaal Land Of floc, at Auatln, Tuas, 1. Wpc undar ands that td+ property p~rrlusad henfn dull nut b• tta't•.hrud, sold or conveyed until he atoll rove anJ~yed pououloo !or a pulod ~`•rhree O) yut• t[oa the ef(ec clue due hereof, afar which period Boyar [lull ~ tM fight to tone6r, uLl oc convey aid property, mb)ec[ t° tpp[oval of tGr 'Sella; provided, havwer, tMt old property may G• tons (argd, said or f00v'•yed prier [o rha expLu[ion al old 1•yur pu~od, It reproved by Seiler, or 1- trla even[ LM buys[ fire o[ Decowe Snapacl tied by [soon of lllnau or acclben[, rod provldsd (urthar, riot in wking any tons pr, ale or conveyance o[ agld prnpecty, the guys[, w ualgnor, aay oat a+ure aay latsau tha[dn, Th"'a• PavLlone sluff no[ be conrtruad to prohtnlt Buyu Irom tunatrring, oiling °r 4m+vging the p[optrty at any tlr upon payvrnt !n [all of the antics laJebt•dnwa five S•Uu, ha,., g. 6uyc agave to lurnl ah Salirr, on ar as tore Ney !a[ of each yur inat[u and during [ha ucm of this contact, av(Qu~ca Ina[ all uxu for tLa Ptaaalour year haw Dun paid In full. 9. It L fully mtdra ruvJ by cn• boyar that h• or any of Ala ualgnua cna•il be joint ly and aurally liable fur any and all anney+ due vnJ•r this tour acf at Sat and Purc haw, anJ gayer [full br prlartlly liable fo[ such p't"+nu; .red 1[ a .ny t1r It hoover neceu•ry for S•Ilu to tortdt this t"'l[t art, then tM (all scourer u[ delinquent Inaullaana, Inoue[ and atM[ -a'4rlUer ae ry be dvt at rha [lr tM for caltuce uctua, ry Da collacud by si1~1•r Iro, Ouyu, or bla udgnwr, or bvth, `10. 11hu tM snllr• lndebtedn.•a five by tM 6uyc vnJu tMr caresser la _ Ml/d gellK egtau to uxut a deed, undar lu olllclal seal, a tM artglwl Mtaeeawr at call lend, of t tM tut awlgnee [hoes aulgaaat Ma -eea gptawl ay 1e~• felLr. COL /3•y PAGi 7as wrvgleonulasaxaueatturged • d any porttonttheru[tMaebwn lnclud•d b.a(a, o[ flat uwurveyad +chool land Se contalnad vtthln the bwnderlw of veld hods, Satter, by the exennion o[ Chit contract, or any deal punwnt tMnto, dwa not purpo[t to gr+nt, all or coma any right, t1eL or inbrwt in end to veld sates or uneucveyad school land to Wyar, his hair. o[ uelgne. IT, The Gtluce of Buyer to coayly with tM tams of chit contact, or with any o[ the provltlone of the Act stows afarad to, or the agu[•tlont of rha SQ1a[, or any rwolutlona, all harilnebova [starred to, aNll aub)tct thin contract to Lortaiture. Til6 mtcrm utrz or Tats cwrrAACr Ta: / YLTt t01'g OP Tlig 97ATL OT TL1tA9 Ig~v, A ~r,r ~,^, ~/ gY fr ,y'B~'au-a}_'lr'J.y'b rI1J •(,~~!'~~wLt_ g JL T SAOLtg, CINIA!(Ap Lg c/o CCNTAAL I.ttdl OFPIC!, ADDA£SS: 8Q Al1gTiN, TTJIA9 TBI01 Tilt STATt OP Tt%AS: ClD1LA7 OP TRAVIS: Gn th4 day peaonal ly eppwred before r, th• undua(gnad autharlty, JE;UtT SADLLA __,~^) acting In hi+ apacf ty re _ Chalrern at the V•taant Land Board of rha Saq of Tune, known to as to be tM pe[ten std o[flear chow was L •uoaerlbad to tM (or•going lmtrurnc, and acknavledged to a List M axecutd the wr for the pu[poaw and eooddat+tlon therdn atq,nwd, and in tba opacity thardn uaud, ~. CIYEN tg M NA10) AtID19~ ORICt, at Auuln, Iana, thl+ the--~ dal of (S~) ~if l'/ l 1111[A0.Y tUDLl~lll ANn LOk TSAYIB COOMT, TZLl9 iHt STATE Oy TLtAS t:alrrT or_ Ilarrls gefor. cn., the unduelgned authority, on thl+ l petautally appeuad Ikiuelvc H Whsclct ,know to at De tM p.reoo whore naea fa aubarlbed to rha tougoLng dnarvnnt, rod uknwfed to r that he attecuttd rha rar Lor [lw puryows end condduuloa thawie a[Wn.. CIYEM IW®g7 M SAtfO y0y StA1 O9 OAICI, this tM 24th yy a[ .~.~~ .19-~~, e ' ItPIAAT 9t1g1.1C,_ darns COCICR, (Sti.U.), .,. itAAS. ~, ~rRM~~.dh H.ne C~v,,7r FILED FOR RECORD g~o~rbrk~A(, G•Ma4 ~,,,, ~i r J ~ 1UM18 1q~~~/ •a• EAL ESTATE APPRAISAL REPORT Parcel Number __ 2 Project Number P_.roperty Address Ranchero Road, Kerrville, Texas _ Whole Taking ----------- -- - - - - - ----- - ~perty Owner J.H. Keeshan Highway ---------- -- - -- ---- --- - vwner's Address 433 FM 949, Sealy, Texas 77501 _ _ County --- --- - _ Property Occupant Vacant land Between Stations PURPOSE OF THE APPRAISAL Ranchero Road _ __ _ ___ ___ __ Partial Taking: X _____ ___ Ranchero Road B_e_xar_County, Texas ___ _ _ N/A 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 easements not to be extinguished, less oil, gas and sulphur. If this acquisition is of less than the entire property, any special benefits and damages to the remainder property must be included in accordance with the laws of Texas. Markei Value may be defined as follows: "Market Value is the price which the property 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 is reasonably adaptable and for which it either is or in all reasonable probability will become available within the reasonable future." I hereby certify: CERTIFICATE OF THE APPRAISER That it is my opinion the total compensation for the acquisition of the herein described property is: _ 51,680 as of: Mar 3,1993 based upon my independent appraisal and the exercise of my professional judgement; That on Mar 3,1993 ___ _____(date)(s), (personally inspected in the field the property herein appraised; that I afforded J.H. Keeshan ,the property owner or his representative, the opportunity to accompany me at the time of the inspection; The comparables relied upon in making said appraisal were as represented by the photographs contained in the appraisal '~ ~plement and were inspected on Mar_ 3,1993 __ _ (date)(s); That to the best of my knowledge and belief the statements contained in the appraisal hereinabove set forth are true, and the information upon which the opinions expressed therein are based is correct, subject to the limiting conditions therein set forth; That I understand that such appraisal is to be used in connection with the acquisition of right of way for a highway to be constructed by Kerr County Road and Bridge, and that such appraisal has been made in conformity with the appropriate State laws, regulations, and policies and procedures applicable to appraisal of right of way for such purposes, and that to the best of my knowledge no portion of the value assigned to such property consists of items which are noncompensable under the established law of said State, and any decrease or increase in the fair market value of subject real property prior to the date of valuation caused by the public improvement for which such property is to be acquired, or by the likelihood that the property would be acquired for such improvement, other than that due to physical deterioration within the reasonable control of the owner, has been disregarded in determining the compensation for the property; That neither my employment nor my compensation for making this appraisal and report are in any way contingent upon the values reported herein; That I have no direct or indirect present or contemplated future personal interest in such property or in any benefit from the acquisition of such property appraised; and that should I or any employee in my service acquire any interest in or to the property appraised prior to the acquisition of the parcel by the County, I will immediately notify the County of such interest or interests; That I have not revealed and, will not reveal the findings and results of such appraisal to anyone other than the proper officials of Kerr County until authorized by County officials to do so, or until I am required to do so by due process of law, or until I am released from this obligation by having publically testified to such findings. n ' Date: Mar31993 ~ ~/ "~ -~ ~ W. Clyde Cantrell, MAI ' State Certified TX-1320760- G District Field Reviewer Page 1 ------ - _ _ _ ____ ___ ATTACH.ALL_PERTINENTPICTURES _ _ ___ __ _i Panel No 2 Local Address: Ranchero Road Kerrville, Texas - -- -- - -- - --_ - - - _ -- - -- - - - - II mate Taken 03 Mar 93 Taken b W CI de Cantrell, MAI 1~ ---- -- ___ l _- -_ Y - y -- - - --- - -- - - -- -- 'oint from which taken: _____._ Center of_the subject property... ___ _ ______ _ Looking. Northeast - _ -_ _„___ View of the Whole Property ___ --i ~. i ib" - 3 ~. %_ r_. , i I i~ f .Typical view of the front of the subject property 2. Point frgm which taken: Center of the subject property Looking: West Page 2. nTTACH f~l_L PERTINENT PIC-~URES __. ParcFl No . 2 j Local Address: Ranchero Road, Kerrville, Texas _~'~ -- __ _ -- -- ~ ate Taken: 03-Mar-93 Taken by: _ _ W. Clyde Cantrell, MAI __ ___ _ __ ____ __~ I omt from which taken: E _ __ Center of the subtect property _ __ _ _ _ _ _ _Lookmg:__ ___ South __ _ _ _ _ Vlew of the mountain at_the back of the property __ __ __ '' ~`k`', ~ ~ ~ ~~ I r'~ ..~ti'•tE's i ___ __.._ View of Clear Spring Creek -. ~~:~int from which taken: South bank of Clear Spring Creek Page 2. Locking. - West f ~ Sta,e Department of Highways '° --- ~ and Public Transportation Form D-15-2 F~evised_8/85__.__ _ ATTACH ALL PERTINENT PICTURES _ _ _ .Parcel No __ _ _ ___ 2 Local Address: Ranchero Road, Kerrville, Texas __ _ _ _ __ _ _. ~,te Taken: 03-Mar-93 1 Taken by W. Clyde Cantrell, MAI __ _T,_~I - - _._ 1 'cent from which taken Front of_the subject property _ __ __ Looking:_ Northeast.) _ View of the part_take,n _. __ - --- - - i '~, -- -- ..- _ - - _ Street scene along Ranchero Road _ _~ _ _ _ ~, 'Dint from which taken: Northwest corner of the subject property Looking Northeast _ Page 2. t ~-. ~' \ ..... ~ ~ .\ G' .~j. \ S~ P Fa ~ G ~ a °~ ~r- ~ `` 4 W~ ~ Q `~ ~ K 0 z Fy W / ~ ~ 0 o Q- u _ ~ r z ~~ G 0- o n re' o / z !U / n v ~ n r Z fG P. l1~ ' % 1 1 / ~ cc to Y/ d p Y 0 J a // I1 /E~ /J i~ ~', J ~i THIS RELGCA7ION REQUIRES APPRGXIMATELY 2.3 ACRES GF !A4D (5+'ADED AREA) OF WHICH AP~RGXIMATELY 0,7 ACRE IS ALREAp'f ENCLuuER.D BY A 30 FT. u[DE ROAD EASEMENT FOR RANCHERO RCAD ~~'' '~ r 1' _'- ', ~. _.% N `" x ,3 r A. Z P, ~m~~ V ~~ Z ~' Q s ~' ~m v ~ 7 U ~ ~~ ~ ~ f z y3 E p3 , v ~ ~ N~ c~ c 4~ ~ ~. . \ 4 \ ~\ ~ ti~Q.~ \~% Sa. ?? ~ V- t2^~c.l- ~iza~ i .\ N~6b -- -. County Kerr County_ exas___~ Project No. Ranchero Road __ CSJ No. 1 Ranchero Road __ _~ Account No. i -- - - - Parcel No. ----2 - I Highway ~ Ranchero Road __ Short Form Evaluation Report ~, Nci~~hborhnod and Arca Analysis: The subject neighborhood is located in South Bexar County. Its boundaries are Loop 410 on the north, U.S. 181 on the NE, Wilson Co. on the SE, Atascosa Co. on the SW, and U.S. 281 on the west. This area is sparsely ' developed and is primarily small apreage homesites, hobby farms, and agricultural properties. The highest and best use of the larger properties most probably is subdivision tracts. However, because of demand for small acreage homesites in the area, this use is considered to be a future use. Therefore, the larger properties, i.e. 100+ acres are considered to have an interim use of agriculture. The topography in the area is basically level to gently sloping although there is some roiling terrain. Vegetation I consists of improved pasture, native pasture, and several varieties of oak. Access is good via county roads that connect with IH--37, U.S. 281, U.S, 181, and Loop 410, the major traffic arteries in the area. 7n;;ing, lTighest and I3cst Use and Site of Subject 1'rnpcrty (P.xplain if different for whcile property and part taT:en): See Addendum I I ' Ge ~rral Legal and Physical Descrihtic~n cil ~'•''Iwle Yrulx•rty: The subject is not zoned. However, it is in the extra-territorial ''i j~n-.diction of Kerrville. No other land use controls exist. Ken County does have a stringent septic system ordinance This ora Hance provides some control over land use; however, the subject is too large to come under this ordinance unless it is developed into smaller tracts. The subject is located adjacent to Kerrville and has development potential, but with the economy not yet fully recovered and demand for additional housing still insufficient to warrant development, subdividing the subiect is not feasible at this time. Therefore, its existing will continue. Based on this analysis, the highest and best use ~ ,~e~-~eral Legal and Physical Discription of Part Taken: i See Attachment l~stimated Value of 1'at:ing: 'i.and: O.SOO~Ctts @ $2,100.00 per -~q~~ $1,680 I Improvements: $ (Detail cn __ _ $ Attachment) $ - -_ $ - - --- -- - - -- - - - - -_ $ $ SO Toial ............................................................................... .................. $1,680 I Remainder Damages, iCan}' (Detail on Attachment) $ - -- 0 I_css Linhanccmcnts. if any (Detail nn Attachment) $ - 0- ' lliifcrcncc - Dama,~cs ur (I:nh;uucments) ........................................................................ $ 0 listimatcd 'Cotul Compcnsation ............................................................................... $ ~ ., a $1,680 ~'~e page 7 of Form D- 15-2 to show unit land value. If part taken unit value is different than whole unit values. ex„i~~n ..r:d ,.vide one (1) comparable for whole property and two (2) for taking ~•~s,h comments on attachment as necessary. EXPLANATION Or ADJUSTIlIENTS The surrounding area just outside the Kerrville city limits was researched to find sales similar to the subject property. Characteristics looked for were size, surface water, terrain, and location. These characteristics have the greatest influence on price. I found several sales that occurred between 1991 and 1992 that were considered similar to the subject property. I selected three that occurred between March 1991 and May 1992. These sales were similar in size to the subject, and two had surface water. The sales were compared to the subject for time, terms, size, location, terrain, and surface water. The following comments explain the adjustments made to tl~e sales. TIME: Sale 1 occurred in March 1991. Sale 2 occurred in January 1992, and Sale 3 occurred in May 1992. The vacant land market and the subject market have not changed during this period. No adjustments were made to the sales for time. TERMS: This adjustment reflects the effect of financing on sales price and any other condition that affected price. Sales 1 and 3 were cash sales so no terms adjustment was made to the sales. Sale 2 involved seller financing. However, the buyer paid almost 50% down. In sales where buyers pay a large down payment, the effects of seller financing are small. No adjustment was made to Sale 2 for financing. SIZE: Size typically affects price because it decides the ability of the buyer to obtain financing. On a price per unit basis, smaller tracts typically sell higher than larger tracts because the whole dollar sales price is smaller. It is easier to obtain financing when the amount to be financed is small. The subject contained approximately 26.001 acres. Sale 1 contained approximately ?3.9 acres. This sale is similar to the subject for size, so no adjustment was necessary for this feature. Sale ?contained approximately Sh.S I acres and is approximately twice the size of the subject. It has been adjusted upward for size. Sale 3 contained approximately 30.F9 acres. This sale is only four acres larger- than the subject. It is amsidcrcci similar to the suhject f~~r size. No adjustment was made to the sale for this feature. LOCATION: Location has the greatest influence on price. Because the ease of access and the proximity to goods and services is important to potential buyers, awell-located site will bring more than the market. The subject does not have direct access to a major highway; however, it is located next to the city limits of Kerrville. It has excellent development potential. Sale 1 is located on Silver Hills Road off S.H. 173. [t does not have direct access to a major highway, but it does have good access via Silver Hills Drive. Silver Hill Drive connects to S.H. 173. Although the sale is located farther from Kerrville than the subject, the distance is not significant. The subject and Sale 1 are considered equal for location. No adjustment was made to the sale for this feat~ire. Sale 2 is located on F.M. 1341 (Cypress Creek Road) approximately two miles southeast of Loop 534. It has good access, but the sale area does not have the demand of the subject area. Based on buyers preferences, the subject is estimated to have a superior location. Sale 2 is adjusted upward for location. Sale 3 is located in the Aqua Vista Subdivision at the end oti Aqua Vista Drive. Aqua Vista area is an area close to Kerrville that is preferred by buyers. However, the sale does not have the access of the subject. Therefore, the sale was adjusted downward for location. TERRAIN: Terrain is important because it decides the buildable capabilities of a site. If a site has a very rough terrain, it might be cost prohibitive to build nn the site. Also, terrain can decide if a site has good views, another characteristic in high demand in the Hill Country. The subject is level to gently sloping except in the rear where it rises steeply to the south. There are many building sites on the subject property. Sales 1 and 3 are similar to the subject for terrain and have not been adjusted for this feature. Sale 2 does not have the views of the subject and has been adjusted upward for terrain. SURFACE WATER: Surface water includes ponds, tanks, creeks, and rivers. However, live water refers to tlowing creeks and rivers and spring-fed ponds and tanks. The subject has a small, minor creek crossing the property. The creek is known locally as Clear Spring Creek and flows almost year-round. In fact, the owner stated the creek has not been dry since he has owned the property. The water in the creek is clear and could be dammed to make a pond. Sales 1 and 3 have spring-fed stock ponds on their sites. Sale 1 has a one-half acre stock pond, and Sale 2 has a smaller stock pond. The stock ponds are considered inferior to the s~ibject's creek because demand in the market tends toward tlowing creeks. Sales l and 3 were adjusted upward for surface water. Sale 2 did not have surface water and was adjusted upward for this feature. The sales showed adjusted sales prices between $l ,8F7 and $',104 per acre. Sale 1 was located closest to the subject and is given the greatest weight. Sale 2 was considered the next mast comparable'because, although it was located on the north side of Kerrville, it had surface water. -- Sale 3 was given the least weight in this analysis because it had no surface water and did not. offer the views of the other sales. Therefore, placing the greatest weight on Sale 1 with support from Sales 2 and 3, I have estimated the market value of the subject to be $2,100 per acre. ~. County Kerr C_ ounty,_Texas_ Project No. Ranchero Road Parcel No. 2 ___ ___ Highway Ranchero Road ADDENDUM -- - - - ~~~ ~I Description_ I Being 26.001 acres out of the W.C. Francis Sur # 146, A-137, Kerr County (See full legal attached) r Location. j SES of Ranchero Rd. apx. 2 miles SW of Sf-i 16 -- - -- - -- Str.:et & No.: _ Ranchero Road, Kerrville, Texas _ c 1a- ~' i - - - -- - p Tot_aI ~ - $52_,0.00 ' - - _ _ _ ~ _ I __ ~ .. _ _ L~ahl~Deerd Recordsnessed Value. Land $52,000 Im rvmts. $0 ,Sept. 23 1968 _ g: _ Volume ~ 477 i Page 800 i Date - -tom - - - - - _ --- Whare Recorded: I Real Property Records of Kerr County, Texas - -- -r ,- -- __ Dimensions (Whole) Irregular I X Srte = 26 001 ~ Acre = I 26.001 Acres. _ - } _. _ _ _ Dimensions:_~Part Irregular L_____ X _ I Site = 0 80 i Acre ~, 0.800 Acres The subject property (s unimproved except for a_small building and several minor improvements__The improvements are not affected by the taking and have not been appraised_in this analysis. The value shown in this appraisal is land only. Fencing has been appraised in the value of the land. This method of appraising fencing is typical of acreage tracts. Any_fencing_in the _ I_taking has been ignored. Kerr County will replace any fencing taking as a result of widening Rancher Road. - f---- _ - - - - - - ------ The subject property contains approximately 26.001 acres of land. This size is based on the field notes-provided by the client. The economic unit estimated for the subject neighborhood is based on the size of the sates found in the neighborhood. These ' sales ranged in size from approximately 10 acres to approximately 50 acres. Typically, the_sales were~urchased for development into residential subdivisions. However, because of the lack of demand in the last five years for additional housing, the sales have haci interim uses of agriculture or have been used as rural homesites. The economic unit used in this appraisal is between 10 and 50 acres. he improvements included in >he part taken are described as follows: tic~_~hborhnod ~rnd Arrr Anal1'sis: The subject neighborhood is difficult to define because the rural area around Kerrville is very __ iarae. The characteristics wanted in selecting a neighborhood were proximity to Kerrville, socio-economic characteristics of the_ c;hborhood, access, and type of development. It also needed to be one potential buyers would shop when making a decision purchase the subject._I_selected the area along FM 783 north of Kerrville, IH- 10 east of FM 783_SH 16_ (North and South),_ ___ FM 1341, SH 173, and SH 27 East. This area was selected because tract size was similar, proximity to Kerrville was similar, and _ - --- spe ral characteristics such as surface water and views were similar. Properties in this neighborhood ty~cally have good accessL and th_eY are close to Kerrville. Vacant tracts of land in the neighborhood have similar cover, vrew, water and wildlife. Lc~rmg`IIighcst and l3cst Use, u~d Sue. o[ the subject hropcrty: *of the subject is estimated to be twofold. Because ~ dernand is insufficient to warrant development of the subject, the highest and best use of the tract is for rt to remain vacant until ~ --- --- _ __ ___ -_t ', der?~and increases to the point that development is feasible. Also, the site has potential to be a rural residential homesRe. Therefore, it also has a h__ighest and best use as a rural residential homesite. These two uses are compatible and to have the _ i same affect on value. ~ _ --- - y ' -- -- - - ___i 'The subject has been owned by J.H. Keeshan for more than three years. - - - - - -- -- - - - - - - - - _ _ _ _ --1 __... _ .._ ..---- --- -- ._ _. _- _ . _ - - ---- - _. __ _ __ _ --1 I --I ~~ ~p~p RAN~M E%0110 t~EDERICKSBURG GIIlESP1E COQ .,~1 e~N~~~A ,. ( ,.t•7 .,~. ,M~. ~' 1~ y . ;~.-•,1, , tl¢ iTATr fi 1ttrAS: : ::' h'- /~ ~ . coNrx,,ss a SAL, aim tnlarruer rq, ADS PAR //f '. TxxAS PtTEaANS LAND lllOCaAN , . na aaculrr xo, Sn68 2206 ~~~ ~. CdIM1T W klAa t I VIQa2AS, tM takataaa Lod board of AsAa; hareinafar celled SLI,LCx, I lua, In «cordrxe vitA tM prwfeioaa or Artlele Ill, Sactlon G9-b, raeatl- tutloe of Araa, and Acts of tM Slat Leafalatun, a,5„ 19i9, CTuptar D10, I', a aatandad, aed !e aeeordanu vlth tM Maolutlana pauad Dy tM Yetnana L+ed bard, toptMr vtth tM lulu and aaaulationa promtlpud by aid bard, purehrad a trot of land, Mniutter dacrlbtd 1n this lnatrurnt; and, e[ Narrls County, Atua, haalafuc tailed bUYLR, Ma eoar pliad vlth the [aqulrarnu o[ sold bard to purchaa raid Ind !n acwrdance vlth tM above proVlrlona, vh[th eta rda a part of thta eontratt !or all puryour. . Nw, tilEkcr-u, TI(E fOLLOltI1C fAATICS DO NAft IsTS ACarfF]aNlt 1. The Veurana Land Surd or tM Stau of Ater, actinb Dy and tbroubh '' !ta t2ulrrn, or Actlna Chafrttan, !or tDa eeaidesatlan hrrdafur rntlenad, and tM autuA proslaa Mnlnatu[ rda, the au[tlctanty of vD1c4 ata Mnby acanovladpd, n Sallax, sera to call, and buyer aZpaa to buy, tM hvain- a!ut dacrlMd tract of land, louud !n -err __C°unty, Atu+. •' tM condltlonalrlldt-tlonaaand rayulreteentaautwll uaalMlyDeneftu and f parltlu conutoad in the Conatltutla o[ Axaa, [M Ace, a arndad, tM Aaolutlou and the sale and Mtulatlona, above nfared to, atoll ba bindlnb upon the par[1ar Dutto in tM saes tone a !f they wra fully stud hanla. This tontraft L aub)att to any raarvattoa or aacapttona at out to tM dad, of dada, Ey vfilch this land wr conwyad to the Sal lac, Wunna Land acrd, if not tncorpouhd haraio: ]. Toe foul conddnatian for thlr purcluu L Elawn Thomend Twen f rand /100 II 02'r DO Dollata, of vhlcA tDr stn of -three Thousand Sla H ndred fourteen and Na/i0D fS 1 bih 00 ) Dollau Mr ban paid, Tha unpaid ptlncfpel o! r / [ Dollar atoll ba aaartlad over a pa[!od of not to quad forty (40) Tura, vith annwl !natal +t tM nu o[ five and Ona-Half (SIT) hrtant par aonw upon all unpaid prlntlpal. Wpr stall pay, or uua to Oa paid, lnaullrnu of -rlalpal and inurut ad•annwlly to the Yat.um Land ford, at Auatln, Taus, on ac Mtou [M [trot day o[ uth wy and NowsDar Mru[tar until IM taut purcluu prlu -nd'1l (ntrnat era paid, The aeount o[ _..lLt-f'.., duo and payable an or ba (oritht first day o ) Wllara a ll Da and tM aruat aI _.llm--tluadtad Th1rtY -na and w,/Jpp , 19~j__, ft 7fl ~- ) Pollat aMil Da dw and payable ad•annually on or ba• lore tM !!nt day o[ ueh Wy and Nowubar [Aatufzar until the foul purelua prla and inurut Mw Daa paid, All lnunti and ptlnclpal vhlch shall br catty lelltpwnt dull Dar papal tauuat at tM nu of -iw (31) hraat pu ~ amnrn troy tM a.u tM oar aacoa,ta daliorluut, It !a furtMr ynad and un• Ivetood that luyac ry Oa any Imullrnt data pay or uua to N paid any or all of tM vnpall ptlaelpal eed accrvatl Ieuuat, but pafrnt e[ • partloo of tM unpall prtrlpl veil net whew a°yet err payret at tae ....,... wl•aatwal lnaullernb tMrwlar L We uarau afoul at out well tjii foul pttrsMea pries Il pfd. T11a tatnet la r twat alall eataM war 1'ertl lp1 'lwra trva tM late et oaatetttlee bereet, I ~. ~.. ' i' ~;'' ~___.-- F i 6 I i ~I 1 ~~ .. IOi./3s P1L~7.a. All tha[ certain [race or parcel of land, lying aid being' ~- - almated in the County of Kerr, State of Texas, and being ' ,I6,lgl acres of Und out of Survey No, 196, Wllltam C. Francis, situated In Kerr County, Texas, about 3 miles S. 3(1' W, from Kerrville, and being described by maea and bounds as follows, to•wir. tiECINNlNG at a I/2"steel pin in knee Ilne, and befog 647.71 ket S, 99' S2' 19" W, hom a 1 J2" sceel pin by a knee corner post, the East corner of a 959.0 acre tract out of same Survey No, 196, and being the South carper of a t,187 acre tract. Said fence Corner post being 7773.9 ket N, 95' E, hom theSouth corner of Survey No. 196, - Wllltam C. Francis; THENCE S, 99' S2' 99" W, 810.58 feet with aid knee for the Southeast Ilne of Survey No, h6 toe 1/2"steel pin; THENCE N. ~~ 00' W, 1916,39 feet co a steel pin In centerline o(a 60.0 foot road. At 1882.65 tee[ a 1J2" steel pin 1n East right-o(•way line of said road; THENCE with the tenterllne of sold road as follows: N, 10° 50' 27" E, 100.32 feet; N, 6° 06' 32" E, 99,09 ker N 6' 91' 97" E. 63,73 feet; N, 21° 93' 09" E. 83.32; N. 19° 52' 1'!" E. 59,9b tee[; N. 67° 59' 23" E. 59.57; N, 8l' 31' 35" E, 60, t6 feet to corner of a 30.937 acre tract, THENCE S, 95° 09' 32" E, 1250.0 feet with a S. W, Ilne of said 30.931 acre tract to a 1J2" steel pin; THENCE N, 99° 52' 99" E, 398. Bt feet with a S. E. line - of above mentioned 30.;37 acre tract to a l/2" steel pin set ' for the West corner o(a 2,187 acre tract; THENCE 5, 95° 09' 32" E, 759.98 feet wld~ the S, W, line of Bald 2, l87 acct uact to place of 8EGINNINC. L TM Yrrwnty Doti to Sal{er hrnin conUlns tM folltwlnS: • • Thla conveyance is made std accepted subJecl to the follow- . i°8~ ° 1, An undivided one-half (1f 2) non•partlclpatingroyslty interest reserved by V. P. Tippet[ end Ergeal B. Tlppett to the oil, gas and other minerah of die tend shove described,' and being the (merest in tiro customary one-eighth (1/8N) royally provided In oil, gas std other mineral leases, but whb tp Interest In du bonus or any rentals paid under any such leases Deing reserved, and the right ro execu[e oil, gu or otter mhxnl leases hairy conveyed by V. P, Tlppett and Ergeal 8. Tlppett rA their grantees, their heirs std assigre, sold undivided one-half (1/2) nun-partlctpating royalty Interest being more fully described In deaf certain Correction Deed dated May 9, 1962, from Y, P. Tlpputt and wife, Ergeal B. 7lppctt, to lkrm+n Swan, et al, recorded In Volume 121, page 100, Deed ' Records o[ Kerr County, Texas, to which Instrument and to record reference is here made for ail purposes. tsndrQ ' 4 q~rl~ tluao~ 'LM)N1fN1 'M l2MM! d t 0962 '9l ,frgrea eC prp,earl •h ~„~ ;~ ~•N•q 4+0~, "..Rr~1 ahl'AMOI f'rT Yo'J dungl•4~D 49611Zd3S '''. 1 >~, 'I777~ ~ 'g1TIN xUl']ON :..-';'~;' r rnt~ ~~dt ' r Ie Ltp~- pa eTya 'YYIFxO d0 '[Yt5'O71r ONYN Al 11901if1 NYAIO •prerradsr apapf tollraplrnoa pu- nwdand rqf aol tar rqa peanar,cr rq arga M of prfprleoalat pm huwn,anT lulolnoi rqa e7 PrlT+otgn tl ww ooye aou-d rqa M of w n wool ' ~'-ro'T i •t Punddr 111wourd Fry rlga oo 'FaT:oyanr prutpaepun rya '-q7 uoir i ~.w.~ !0 LINroY ' cnli m IIYIS ~I trYU 'uuna tlxvdl lot aNV 'Iw xrr1nN ('tYIY) -~ . ~~Jjrga tlg7 'real 'n17am/ ar 'Y7ItF0 t t ONY miYll xN Y@N 0 ~~ r VV'' •pam up»q1 LfloMn rqa nl put 'pnafdr- upzryf 1 wpnrpproa pur aadand rya zo1 wrr rya pqn»rr ey 7rya w oa pdpelnouln 4~ pre harsnfaral toloteao) rqa o7 PtIT:»gnr rl ww rroyn anll)o pu- oowd 1 rqa eq oa w oa main tercel;o rarag eya le parot Purl tw,rfrd rya )e uw,lry) rr Falardn tly vl 8ulaar (~-~ Y37QYY xYa3f 'Lalzo'lanr pwlparpun ryf 'w uolrq pnaddr Lllwor+rd Frp rlga u0 :SIAYYI IO xTNm~ !SYIYI t0 IIYIS YNI ~' --~ TO[tl tYFfI 'IRISOY I, 7y ~ 'gJlilO O1(Y1 m3N7~ e/a ~"'T~iT'~~~G~T{1T- ~ S57NOOY ~ (/(/ d'• ~ ~ ~' ~ NYiil(IYiL1 'e9'rars x ~ctr ~ Trlxllt "' 1 -fir 6YYll 10 tIYIS ]NI OYaOt vx ~ v . T ra[ t~rttafoa alu Io sIr¢ tAIIJItli mx •un7igael e> 7araloea qya 7ae(gw llrlr bl -nupa reogwpup lp •raopnlwn ter ao'irtpB rN , Io erolftlntn rqa ao 'oa pruga uagr Tar rqa )a moplnwd rq7 )e Lur qfA ae h»sawa rigs )o wfa rqa qaN Fldwa o7 a•LeK Io •mi1r1 rql '2l •eatlat ae nprq rpq 'ar[q ea part peeq» pe(wnrew ae eaxr ppw ea /o rf faanul ao rlap 'aqua Fw trmoa ze lpr hunt ea Uedand fw trop 'earnga 7owand pop br ze hanroo rlgf ie rolanewr rl+ Fq hrlTM I 'part ppw )o wTarpuroy rqa rTgaq pwinaoa rT /wl looy» p•L•eanwn a.qa ae ! •rTr+'q pM^IwT r•rq rrq Tor,rga oolf,ed Lr• -°r 'rfwazt retort rgn•ee Lrun pre ••trd r 7aue rqf rl 7q3 peeanrprn pas pr•,fr ,ry1zN tT aI. 'll •rf/ 39Yd ss/ 101 . _ .~~ .._ ~ . , .. ' 'Je11M Rf !1 ' pwaNr rwq rry fwdprr rerge rwtprn ary ep n u 'pnl ppr p. »rry•,ed . y ~ ~ ' legtl+° rql •a '1wr irl-illt qp a•poo 'p•rP r nerwr n nzlr arTIN '-led - ep fanaroa rlya z•pp a-Lry rl'f Ly rq nrepragge/ a+pa Wt wV1 'Ot J'. , ' •gfeq ae •rtMpn rlq ae hrLrt re,) »tlM Fq pq»lloa N tw'nnaao raWlq,al rqf wp pa ar np h /w n nplwd ' i ary7o put an+nol 'nowilnrol awnbrliry )o lu^oo IiN rVf aKa 'fanfoo, rgyl ap)aoi of zrllrt zop Fzno»o rr.oaeq 11 wp Fe- 7r I1 por !r,owtrd I yam aof rlPll FTVrrPd eq ilrlr n[n, par •npaaN pr rtrt ie taut ro; rPif upon mp rFruao llt pur Lu- aol rlgrTT Fllur,,rr Par Lpelo( rV 1I~V• rnufpn rry To Lor ,e ry lry1 zrLry ryf Lq pootwpoe LT1N eT +I '/ 'il^i rl -1-d o-•q u•q aw[ rnolwd . ~ rla so) rwra lir 7rga rourplnr 'lau7ooa rlg7 )o ura ry] lul,np par nalwlurq anF qaa Io arl FrN uolrq ao uo'nllrt Vr1aaN oa raztr ar[q y i rarupellrM'1 a+ifor rqa Io 11n1 al 7ore(rd nodn wla Far sr Faaedozd rqa tulFrnuoa :r taTlin 'lup,prutu ao~arLnQ aT1lVozd o7 pen,fruoa eq 7oa llryr ruoplnmd ruyl •oparya 7a,ya1 Lur was 7ou Lw 'zoulpn a ',r[np ryf 'Lfndo,d pltr to e7or[-euoa ,o rln bgnW Far tulles o} aryl 'z-yf,n) p•pl,w,d put hurppzr as ntalll 7o votna Fq pnglatdraul rteo»q ,o nlp u[n/ ryf 7u•zr p, al ~i ao hrilrl LI Puazddr JT 'poprd aa(•C Pln )o voprzldyr rya of :olad pr[reaoa zo plot 'pu,ryruna rq Fw Fasrdosd ppr 7rya 'z-zuwy 'prplno,d !Hilts ryf I o uwddr oa !» nr Vazrdoad I 1 (q PTn Faeoa zo lla ',rlrnuf of 7911+ rys r,,ry 21rga ulnl poprd yalye ,ta)r 'Torrey qrp rela»lir rya aoa) art[ (C) rnq: to polzrd r zol oolnmod pr[o(ur re-y ihlr W lAon prt•nuoa ,o plot 'pusgrera rq loo pryr upny pn.yund La,rdo,d ryf Try] rpurlnrpun n[nt •! 'erael 'uprny ar 4oi710 Puri ln•ur~ -y7 ul »nfuo~ r~,r[rq rya Vfie Drill rl iTrV' FolTod uuunrul lrulipo ry7 pur !znddr Fw Ur»f ul ,;1 rr 'D+r'7 ry7 of elgr(rd trnrla 7uwerzopur real yaN 'ztLN •q7 jo ww r{f al urfaT+e eq 1Trgr Fallod rqa put 'Lurdmoa uunnal tlgrlp, pur pr,aaddt ar g7le prlun rq llryr nunnrui 4+^S 'P+*o4 rya Fq prllprdr ryunomr ry7 aT Dar 'peldmaoun so peldnaao ur du1PlT^q ryf aryarye 'rwp Tlt 7r dr,reoa p-punre ul puw .tao,duf lp drrl oa 4purl PTn Jo 7orrya,nd n pzrot ry7 )o nylp ry7 7anoad w 'uodnnrga rafre Lur 7urar,d ea n,lr hpurt Pln uo quneozArl ,-yfo ze naur) Lur To uoparuaruoa ,0 7uwyawna fUMnd o7 nutr zr[iq •p •Fawnbulpp ful7rlar rya nnpu oa Prllddr rq 11eya ryurdrd gaol put 'zrLry eya oa elgr[-d r9 -inoe nln:ry7o galye npltxoa zo rlraur, Frpp 'arnuaq rya )o uep,od rya To P+pt -Vf oa Ll»ulp 7ura[rd gw'pzrot -ya ~ozi FfwnouiTeP V+^~ )o wpoa wnl+e )o adp»a nodn 'pryr real yant Io aru,a eyf 'ya+o) 7a r~agr n putm[rd lrnuut.lmn tly lullw u1 7urnpullrp two»q n[nt rya 7urer rya ul huewy !,tuna anti Plrr Lq 71Prn tly o7 so 'zt[ey ry7 of Lp»zTP rlyd eq pryf (2/11 llrV-ruo lululra•, rya 'pTrd LTwp ur upunury trey mwllnrul -yf n luol og •Iourya lunoer'rya eanpt, ao 4np urge quwligtul Pnun.gan nirJn rya fulyw )o zrxnt ecrpu 'nnrnoq you lpyr auwLrd yang y-laanbulpp ao pdpulad ppdun Lur Io 7ura[rd rya parnea Prllddr eq llrgr put 4rrrl gam )e aewo rya Lq pzrol rqa oa tT1or+TP PTrd -q 11tyr ,rpunaeya elgr[rd aplrlea pnr epfuu Ltpp 'arnuoq pr Io (i/T) ITry•wo anel ar 'pgn,a anlwarga rl ar 7an7noa t14+ )a nrp enTa»JIr rW uo ranarpe uT ei ')onrya uol;zod Lar se 4purl Pln tupreaa arrl lnrup a-y7o +o rd 'f1o a II 'P+ro! Puri tnaraed eya )o 'uwalry~ fulaap zo 'uwalry~ rya Ie irnoaddr oa aa(gnr 4purl --glaaap eeogr eya uo tool lwup nnarxr o1 7ytp rya rnry T1rye srFnt •C 'p+tot e4a Je'uauT^W pu17aY so'aroalnp ey7 lq preozddr eaq rrq rot Yya 117un enpapr rq ilryr gduh,rd rlga Io ruopleoad eya spun ryes rln oN 'pglf»dr uogwle,-y nuw(rd lrnuar.pn eya ranpn ae raoedlyd anw1lrvuT inoo.pa ulnln rig Io ad~q eya ee-T p, aw liryr 7e®w tiya up pw quw[rd •alaanbuipp Lur ae enp irdpnlad )e norTN -Trdun tae Io 7uo(rd rqa panoa Prllddr rq oa 'P,rst purl waged eya o7 -Trd p llrlr 'alwenbulpp Fes ulau oa Lana»o eq Lw to rpwaozd »u eqa )o roTzaod la°t •a1PPt ganr told '.ozTurya pop»+ tyre»ad aru eqa Io (i!1) ilrq.eno atwl ar ~perl eqa Io andfoa eya yeldrP Pl^M Va1V" Jo p~a•+ aqa Vr[nl eqa LI Plar r1 o7arya rnururunddr 70 'rauwwwdrl 'rpurl ppt of pur al ngtpa ao fnmq aegaa Lur ao 'znaurya ao rwnrgm Lot Io par zo 'low pa.q 'lnprga 'I»a 'pan 'bent •+rqa Fr- Il arya pootrnpon pur prnA zryf,n) tt 7I '1 /ri 97Yd sr1101 ' .. r /'' . :~; ~ ..