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October 10th, 2019 10:41 AM

A few Benefits of using Drones in Real Estate and Appraisals This YouTube footage/video was done using our drone known as the Yuneec - Mantis Q Drone to provide a statement. One of our sample videos is as follows:




 

 

*Drones are relatively new, however, very popular, technology in the commercial and residential sector. Residential and Commercial real estate as well as in appraising is one area that have several substantial benefits.

Drones can survey potential sites and conduct inspections quickly, increasing the efficiency of site selection, inspections, regular maintenance and more.

Real estate as well as Appraising and or Litigation will continue to use them for a variety of reasons. providing many benefits If you’re investing in Residential and commercial real estate or are otherwise involved in the sector, you should definitely consider investing in a drone.

For credits and additional reference, narrative and disclosure; click below:

*https://www.propmodo.com/heres-how-drones-will-transform-your-commercial-real-estate-business/

 

Note: The above video is a “partial sample” of one of our drone videos that is, in this instance, one strategic element used in a Litigation Case that involves a major Insurance Company. The strategy was developed via collaboration with Southmost Realty, Appraisals & Court Expert Witness and a well-known local Attorney/Law Firm. For additional information click here: www.SouthmostAppraisals.com and/or call 956-412-1357 or email us as All@SouthmostAppraisals.com


Posted by Adelaido (LALO) Gonzales, MBA on October 10th, 2019 10:41 AMLeave a Comment

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June 12th, 2015 9:56 AM

Property tax appeals can help resolve any mistakes made in the assessment.  The mistake that is easiest to identify is that your property is over assessed.  The challenge in a property tax appeal is determining what smaller mistakes caused the over assessment.

 

Tax appraisers rely on mass appraisal techniques, applying market rents, occupancies and other information in a submarket to derive values.  These rents and occupancies are often higher than what the property actually collects, resulting in over-assessed property values.  The tax appraiser can also have incorrect information.  Incorrect year built, size and other physical characteristics will effect the property valuation.   

 

Hiring a reliable, experienced tax consultant can help identify flaws in your property's valuation and prevent you from being over-taxed. 

 

If the data looks in your favor the next step is to meet with the assessor.  If they do not agree to reduce the valuation or can not meet with you informally then it is necessary to attend a formal hearing.  At the formal hearing, each side is given a certain amount of time to present their evidence to a panel of citizens.  It is very important to be well-organized, communicate effectively and have copies of your materials for each panel member. 

 

Getting expert assistance to save time and reinforce your property tax appeal is almost always worth the price.  At Southmost Realty Appraisals And Court Expert Witness we are experts in our respective jurisdictions and understand the local markets and effective arguments to make to leverage the best return.  We use our knowledge and expertise to help make your property tax appeals successful.

 

 

Once you have filed the protest form now you have to build a case.  Complaining that your taxes are too high won't help.  What you will need are cold, hard facts about your property and its valuation.   Your assessment can be appealed based on a mistake made in the assessment or an assessment that is considerably higher than the value of other comparable properties. 

For the complete article click here  www.SouthmostRealtyAppraisalsAndCourtExpertWitness.com. We specialize in valuation of “Property Tax”  Appraisals and Litigation related Appraisal Assignments.

Visit : Southmost Realty, Appraisals and Court Expert Witness, offers the full range of litigation related appraisal services and consulting regarding High Voltage Power Lines, Wind Turbines, Gas/Oil Pipe Pines, Highway Expansions, Irrigation District Expansion Easements, and other eminent domain issues  in several counties in Texas.  Contact us for rapid attention to your specific consultation and/or appraisal needs (Se Habla Espanol).

 

You can reach us at: Email USAexpert@yahoo.com

 Telephone: (956) 412-1357  or (210) 322-0297 and via Email USAexpert@yahoo.com

WEB: http://www.SouthmostRealtyAppraisalsAndCourtExpertWitness.com

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


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Posted by Adelaido (LALO) Gonzales, MBA on June 12th, 2015 9:56 AMLeave a Comment

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Overhead transmission lines have the potential to reduce the sales price of residential and agricultural property.

Texas PUC approves ETT to build Laredo-to-Rio Grande Valley transmission line

05/16/2013

By Editors of Electric Light & Power/ POWERGRID International

Sponsored by

The Public Utility Commission of Texas (PUCT) unanimously approved May 9 an application by Electric Transmission Texas (ETT) for a certificate of convenience and necessity to build a 345-kV transmission line from the Laredo area into the Rio Grande Valley.

The transmission project includes construction of about 156 miles of 345-kV transmission lines that will connect ETT's Lobo Substation near Laredo with substations north of Edinburg and will add two new substations along the line route. The cost of the transmission project is estimated at about $318 million.

In approving the CCN application, the PUCT also approved a unanimous settlement with nearly 100 landowners along the route, the PUCT staff and the Texas Parks and Wildlife Department. The new transmission line from the Laredo to the Edinburg area will cross portions of Webb, Zapata, Jim Hogg, Brooks, Starr and Hidalgo counties. ETT plans to construct the transmission line on steel single-pole structures, an approach supported by landowners.

The Electric Reliability Council of Texas (ERCOT) determined Oct. 11, 2011, that the project is critical for the reliability of the ERCOT system and, specifically, the Lower Rio Grande Valley. Currently, there are only two 345-kV transmission lines serving the Valley. Both of the existing lines import power from the Corpus Christi area and run parallel to the Gulf Coast, which means both are vulnerable to hurricanes and other severe weather. Work to upgrade those two lines already is underway and should be complete this summer.

ETT is a joint venture between subsidiaries of American Electric Power (AEP) and MidAmerican Energy Holdings Co. The joint venture acquires, constructs, owns and operates transmission facilities within ERCOT, primarily in and around the AEP Texas Central Co. and AEP Texas North Co. service territories.

Source: http://www.elp.com/articles/2013/05/texas-puc-approves-ett-to-build-laredo-to-rio-grande-valley-tran.html

Appraiser Notes:

Safety Concerns

The presence of high-voltage power lines near a property has long been a bane of real estate agents. Not only are most power lines unsightly and sometimes noisy, but also they can raise a number of safety concerns among buyers related to the risk of electrocution and rumors that exposure to electromagnetic fields can cause a variety of diseases, including cancer. These drawbacks have translated into consistently lower property values for homes near power lines.

Considerations

According to the Appraisal Journal, the decline in value diminishes as the distance between the home and the power line increases. Also, if the lines are partially obscured from view, the decline is also found to be less severe. However, if the view is entirely unobstructed, the price of homes as far away as one-quarter of a mile can be affected.

Expert Insight

Fifty-two of 54 real estate agents surveyed by the "Roanoke Times" in 1998 stated that high-voltage power lines lowered residential property values. However, real estate agents noted that more expensive homes were likely to suffer a disproportionately large decline in value compared with cheaper properties, a discrepancy they attributed to the selectivity of a wealthier clientele. "Cheaper property won't be affected as much, but homes in exclusive areas will lose value," said William Ward, the owner of a Roanoke real estate agency. "People who can afford to pay $200,000 for a house are not going to want to pay that much for a house near a power line. Therefore it drives the price down."

Source: http://homeguides.sfgate.com/much-power-lines-lower-real-estate-value-2979.html

For additional information visit: Southmost Realty, Appraisals & Expert Witness Services offers the full range of litigation related appraisal services in several counties in Texas. Contact us for rapid attention to your specific consultation or appraisal needs in the state of Texas.

You can reach us at (956) 412-1357 or (210) 322-0297.

Email: USAExpert@yahoo.com http://www.SouthmostRealtyAppraisalsAndCourtExpertWitness.com/

 


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Posted by Adelaido (LALO) Gonzales, MBA on May 19th, 2015 11:43 AMLeave a Comment

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The Right Move Starts With The Right Team

 

When you find a home that seems perfect in every way, it's often hard to see beyond your initial impressions. You might not see the crack in the foundation, the school district that isn't up to par, or the potential downside of a backyard pool. You need the guidance of a trusted adviser to help you see what's beyond the surface.

 

What Makes a Market Good for First-time Homebuyers?

 

Maybe you can't relocate to the markets in the new "Top 10 Markets for First-time Homebuyers" list from Realtor.com (although you might already be in one of them!), but the metrics used by Realtor.com to compile the list gives great hints of what to think about if you're considering buying a home in your current area.

 

All of these factors (among others) help real estate professionals determine whether markets favor buyers or sellers, and whether the real estate climate is considered favorable or challenging. They're also factors you can look into, too, as you start researching your options for buying a home. 

But every market is unique. And when you're ready to start the home buying process fully understand the market conditions in your area is to talk to a real estate agent who knows.

 

 

How much is my house worth, has your city bounced back in today’s real estate market ?

If you’re curious about your home value, we’ve got tools to help you figure out how much your house is worth. The combination of our property value estimates, our interactive pricing tool and local real estate agents gives you the insight you need to price and sell your home. For more details give us a call..

 


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Posted by Adelaido (LALO) Gonzales, MBA on May 1st, 2015 11:56 AMLeave a Comment

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Do you live in Laredo, Texas; Star County; Hidalgo County; Cameron County?

 

Overhead transmission lines have the potential to reduce the sales price of residential and agricultural property.

 

Texas PUC approves ETT to build Laredo-to-Rio Grande Valley transmission line

05/16/2013

By Editors of Electric Light & Power/ POWERGRID International

http://www.elp.com/etc/designs/default/0.gif

Sponsored by

The Public Utility Commission of Texas (PUCT) unanimously approved May 9 an application by Electric Transmission Texas (ETT) for a certificate of convenience and necessity to build a 345-kV transmission line from the Laredo area into the Rio Grande Valley.

 

The transmission project includes construction of about 156 miles of 345-kV transmission lines that will connect ETT's Lobo Substation near Laredo with substations north of Edinburg and will add two new substations along the line route. The cost of the transmission project is estimated at about $318 million. 

 

In approving the CCN application, the PUCT also approved a unanimous settlement with nearly 100 landowners along the route, the PUCT staff and the Texas Parks and Wildlife Department. The new transmission line from the Laredo to the Edinburg area will cross portions of Webb, Zapata, Jim Hogg, Brooks, Starr and Hidalgo counties. ETT plans to construct the transmission line on steel single-pole structures, an approach supported by landowners.

 

The Electric Reliability Council of Texas (ERCOT) determined Oct. 11, 2011, that the project is critical for the reliability of the ERCOT system and, specifically, the Lower Rio Grande Valley. Currently, there are only two 345-kV transmission lines serving the Valley. Both of the existing lines import power from the Corpus Christi area and run parallel to the Gulf Coast, which means both are vulnerable to hurricanes and other severe weather. Work to upgrade those two lines already is underway and should be complete this summer. 

 

ETT is a joint venture between subsidiaries of American Electric Power (AEP) and MidAmerican Energy Holdings Co. The joint venture acquires, constructs, owns and operates transmission facilities within ERCOT, primarily in and around the AEP Texas Central Co. and AEP Texas North Co. service territories.

 

Source: http://www.elp.com/articles/2013/05/texas-puc-approves-ett-to-build-laredo-to-rio-grande-valley-tran.html

 

Appraiser Notes:

 

Safety Concerns

The presence of high-voltage power lines near a property has long been a bane of real estate agents. Not only are most power lines unsightly and sometimes noisy, but also they can raise a number of safety concerns among buyers related to the risk of electrocution and rumors that exposure to electromagnetic fields can cause a variety of diseases, including cancer. These drawbacks have translated into consistently lower property values for homes near power lines.

 

Considerations

According to the Appraisal Journal, the decline in value diminishes as the distance between the home and the power line increases. Also, if the lines are partially obscured from view, the decline is also found to be less severe. However, if the view is entirely unobstructed, the price of homes as far away as one-quarter of a mile can be affected.

 

Expert Insight

Fifty-two of 54 real estate agents surveyed by the "Roanoke Times" in 1998 stated that high-voltage power lines lowered residential property values. However, real estate agents noted that more expensive homes were likely to suffer a disproportionately large decline in value compared with cheaper properties, a discrepancy they attributed to the selectivity of a wealthier clientele. "Cheaper property won't be affected as much, but homes in exclusive areas will lose value," said William Ward, the owner of a Roanoke real estate agency. "People who can afford to pay $200,000 for a house are not going to want to pay that much for a house near a power line. Therefore it drives the price down."

 

Source: http://homeguides.sfgate.com/much-power-lines-lower-real-estate-value-2979.html

 

For additional information visit: Southmost Realty, Appraisals & Expert Witness Services offers the full range of litigation related appraisal services in several counties in Texas.  Contact us for rapid attention to your specific consultation or appraisal needs in the state of Texas.

 

You can reach us at (956) 412-1357 or (210) 322-0297.  Email: USAExpert@yahoo.com Web: http://www.SouthmostRealtyAppraisalsAndCourtExpertWitness.com/

Posted in:General
Posted by Adelaido (LALO) Gonzales, MBA on February 20th, 2015 2:59 PMLeave a Comment

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The use of a skilled and knowledgeable expert witness can either make or break a court case. An expert witness is recognized as having greater knowledge, greater credentials and more experience than the average citizen.

Often an attorney will call upon an expert witness to prove or disprove a testimony or situation involved in a trial. At SOUTHMOST REALTY, APPRAISALS Expert Witness, we offer expert witness testimonial services.


Posted in:General
Posted by Adelaido (LALO) Gonzales, MBA on October 10th, 2014 11:59 AMLeave a Comment

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October 10th, 2014 11:57 AM

WHY DO YOU NEED AN EXPERT WITNESS?
In the matter of determining authenticity and value, often times the average citizen, lawyer, or insurance company will not have sufficient knowledge to act as a witness. Therefore an expert witness is necessary to proceed. Our appraisers are accredited members and are permitted to serve as expert witnesses in court. Expert witnesses may be called upon to:

· Assist in Case Studies. As experts in our field, we can assist lawyers in evaluating their case, help determine if the claim has merit, and give specific and knowledgeable information to the council.

· Provide Written Statements. An expert witness may be called upon during a trial to prepare a report of his findings to be used in negotiations. With our experienced and knowledgeable staff, MIR Appraisal Services, Inc. is qualified to testify with supporting documents and evidence.

· Testify at a Deposition and/or Trial. It is important to help persuade the judge, jury, or arbitrators in any trail. With the use of our expert witnesses, your case will be argued with complete confidence and experience.

 

 


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Posted by Adelaido (LALO) Gonzales, MBA on October 10th, 2014 11:57 AMLeave a Comment

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May 1st, 2014 10:07 AM

Well it could be the description of my teenager's room at the current time.

But in the appraisal industry gross living area is the total continuous area that is considered to be typical living area for the market, excluding attached porches, patios, garages, etc.

The word continuous means that all areas are accessible to each other without having to go outside, through a porch, a garage, or any other means to get there. Therefore, if the handyman (or woman) of the family decides to add a 2nd floor to the garage so that Cousin Billy can have a home away from home, that may not be considered in your living area when the appraiser comes to call, and therefore may not add real value to your home. Again, it depends on your market. If every other home on the block has an above garage quarters, and there is proof that these homes are selling $5,000 more that a standard home without these quarters, you may be in luck. Usually, that doesn't happen, and you really are stuck spending more than what you're going to get back from the market.

This also goes for detached (mother-in-law) quarters. Some market's show absolutely no market value for the little (or big) place you built for mom in your backyard.

Attached quarters also fall into this category. Remember, just because the walls are touching doesn't make the area part of your main gross living area. Most people don't want to sprint out in 10 degree weather to go to their attached bedroom, which is on the other side of the garage. This is just not typical of most homes, and should not be considered gross living area.

Finished attics with insufficient head room can also be nixed. If you finish an attic, make sure that an adult can stand without bumping their head on the roof inclines. Not fun - and you will be dinged on the gross living area by the appraiser.

So when you're feeling like Bob Vila, and want to knock a few walls down to add on, make sure you consider the accessibility of all living areas.


Posted in:General
Posted by Adelaido (LALO) Gonzales, MBA on May 1st, 2014 10:07 AMLeave a Comment

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Please feel free to contact us with questions or use our order form located at www.southmostappraisals.com to send in a request for your house or commercial appraisal, real estate brokerage needs, or litigation related expert witness questions General Certified Commercial / Real estate Appraiser / Expert Court Witness providing work for the following counties: Hidalgo, Starr , Willacy, Cameron , Webb and Bexar Counties 1. Buyer Assistance Services 2. Commercial 3. Complex Valuation Assignments (high value, unique, mixed use properties) 4. Deficiency Judgments Disputes 5. Diminution of Value 6. Divorce 7. Eminent Domain Condemnation 8. Expert Court Real Estate Valuation Testimony 9. Estate settlement 10. FHA 11. Foreclosed Properties 12. Highest and Best Use Analysis 13. Hotel/Motel 14. Income Producing Properties 15. Insurance claims disputes 16. Land Valuations 17. Lawsuits Regarding Real estate Issues 18. Litigation Expert Witness Appraisals 19. Litigation Support Consultation for Attorneys and Accountants 20. Probate Purposes Appraisals 21. Property Tax Protest 22. Proposed Construction Consultant 23. Purchase 24. Ranches 25. Real Estate Damages 26. Refinancing Purposes 27. Residential Real Estate 28. Review Appraisals 29. Rural Property 30. Seller Assistance Short Sales Services 31. Small Residential Income Property 32. Special Purpose PropertiesGeneral Certified Commercial / Real estate Appraiser / Expert Court Witness 33. Land Valuations 34. Lawsuits Regarding Real estate Issues 35. Litigation Expert Witness Appraisals 36. Litigation Support Consultation for Attorneys and Accountants 37. Mediation 38. Probate Appraisals 39. Property Tax Protest 40. proposed construction consultant 41. Purchase price allocation 42. Ranches 43. Real Estate Appraisal Consulting Services 44. Real Estate Damages Appraisal 45. Real estate litigation Appraisal 46. Recreational Vehicle Park Appraisal 47. REO Appraisals 48. Refinance appraisals 49. Relocation purposes appraisals (ERC appraisal forms) 50. Residential Real Estate Appraisals 51. Restricted use (scope of work) type of “appraisal reports” 52. Retrospective Appraisals 53. Reverse mortgage Appraisals 54. Review Appraisals 55. Religious facility Appraisals 56. Rural Property Appraisals 57. Seller assistance short sales services 58. Self-storage facility Appraisals 59. Shoping center Appraisals 60. Small Residential Income Property Appraisals 61. Special purpose properties 62. Subdivision Analysis Appraisals 63. Support real estate litigation services for attorneys and accountants 64. Tax assessment protest services 65. Tax credit purpose properties (for internal revenue services) 66. Townhouse valuations 67. Uniform Residential Reports 68. Valuation of Self-Storage Facilities 69. Valuation for financial reporting Appraisals

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Posted by Adelaido (LALO) Gonzales, MBA on April 25th, 2014 4:12 PMLeave a Comment

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