THE ATTACHED PAGES ARE FOR AN ASSIGNMENT WHERE A VALUE FINDING REPORT BY STAFF IS APPLICABLE.

THE FOLLOWING PAGES ARE THE BASIC PAGES NEEDED; ADDITIONAL FORM PAGES ARE AVAILABLE ON-LINE TO BE ADDED IF NEEDED

ALSO AVAILABLE ON-LINE IS A DOCUMENT NUMBERED A-18 WHICH PROVIDES INSTRUCTION ON COMPLETING THE FOLLOWING FORMS: IT IS ADVISABLE TO READ THE INSTRUCTIONS.

YOU WILL NOTE CHANGES IN THESE FORMS AS COMPARED TO PAST FORMS INCLUDING THE PLACEMENT OF THE FORM NUMBERS AND THE PLACEMENT OF SOME DATA IN ORDER TO BETTER FACILITATE THE DATA ENTRY AND REVIEW PROCESSES. ALL SALES DATA, IF A MASTER FILE IS NOT USED, IS TO BE ASSEMBLED IN THE ADDENDA ALONG WITH THE TRACT SKETCH AND OTHER EXHIBITS.

The land grid, improved sales grid, cost approach and summary page are available in Excel where they can be filled-in to copy-paste into this Word document.

ALSO NOTE; FOR REPETITIVE INFORMATION (i.e. Project and Tract numbers), YOU CAN TYPE IT IN THE FIRST TIME, HIGHLIGHT THE WORD(S) OR NUMBER(S), GO UP TO THE ‘INSERT’ TAB, CLICK ON ‘QUICK PARTS’ AND CLICK ON ‘SAVE SELECTION IN QUICK PARTS GALLERY’ AND THROUGHOUT THE REST OF THE REPORT YOU CAN INSERT THE SAVED WORD(S) OR NUMBER(S) FROM THE GALLERY.

DO NOT SUBMIT THIS PAGE WITH THE REPORT.

(Call Ray Miller, 334-425-2550 with any problems)

FA-1A (Rev. 2025)

VALUE FINDING REAL PROPERTY APPRAISAL REPORT

Prepared for

ALABAMA DEPARTMENT OF TRANSPORTATION

By (Appraiser, Address)

Region, Area
Project Number
Tract Number
County
CPMS Number
Property Owner(s)
Address of Owner(s)
Property Address
Contact Person
Telephone Number
Original Date of Report	Effective Date of the Appraisal

This report is intended for use by the Alabama Department of Transportation personnel only and was developed with consideration of ALDOT’s assignment requirements. This report is for internal use only and not intended for any other use or user not specifically described herein.

The Uniform Act (*) and Title 49, Code of Federal Regulations, Part 24 set the requirements for appraisal and appraisal review in support of Federal and Federally assisted acquisition(s) of real property for government projects. This appraisal has been prepared in accordance with these requirements which are intended to be consistent with the Uniform Standards of Professional Appraisal Practice (USPAP). In accordance with 49 CFR-§24.103(b); the appraiser, in developing the fair market value of a property before a proposed acquisition, is instructed to disregard any decrease or increase in the market value of the real property caused by the project for which the property is to be acquired, or by the likelihood that the property would be acquired for the project, other than that due to physical deterioration within the reasonable control of the owner. Additionally, the appraiser is instructed to value any remainder property as if the planned project is complete as of the effective date of appraisal. These instructions are legal requirements which can be construed to create hypothetical conditions as defined in USPAP Standards Rule 1-2(g) and are noted herein in accordance with USPAP Standards Rule 2-2(b)(xi).

(*) Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended.

Uniform Standards of Professional Appraisal Practice (USPAP)

This written real property appraisal report was developed in substantial compliance with Standards Rule-1 of USPAP. It is being reported in “Restricted Appraisal Report” format in accordance with Rule 2-2(b) of the USPAP. THIS REPORT MAY NOT BE PROPERLY UNDERSTOOD WITHOUT ADDITIONAL INFORMATION FROM THE APPRAISER’S WORKFILE. THIS REPORT FORMAT IS RESTRICTED TO AGENCY PERSONNEL ONLY, IT CANNOT BE USED BY FEE APPRAISERS OR CONSULTANT APPRAISERS AND CANNOT BE PROVIDED TO A PROPERTY OWNER.

Appraiser Comments:

FA-3A: (Rev. 2025)

VALUE FINDING APPRAISAL REPORT SUMMARY

A Before and After valuation of the land as a whole; the difference being what is acquired, to include acquired improvements, cost-to-cure damages, & easements if applicable. This is consistent with Alabama Code requirements for an appraisal, before commencing a condemnation action, to determine just compensation for the acquired R. O. W.

OWNER	PROJECT NO.
ADDRESS	COUNTY
CITY / STATE	TRACT NO.

CONTACT WITH THE OWNER

The owner was contacted / given the opportunity to inspect the property with me on
The owner designated a representative to meet with me; that person was contacted
The owner’s representative is identified as
The property was inspected on
Those inspecting the subject property with me were
A certified letter was mailed on ________ and a copy of the certified letter is included in the Addenda.
_____I was unable to contact the owner; a certified/return receipt requested letter was sent to the last known address of the owner. Two (2) weeks from the date of the certified letter were allowed for a reply before the valuation of the property.
APPRAISED AREA BEFORE	APPRAISED AREA AFTER	AREA TO BE ACQUIRED
Enter from latest revised plat/map	Enter Acreage	Enter Taking Area

VALUATION DETAILS OF PORTION TO BE ACQUIRED

Land

Enter Land Size Before	@	Enter $/unit	$Enter Amount
Enter Land Size After	@	Enter $/unit	$Enter Amount
Enter Land Size Acq’d.	@	Enter $/unit	$Enter Amount

Land Value Support (If the Land Valuation for another tract was used, show the tract number _______ instead of completing the land valuation page FA-8):

Improvements on Land (including merchantable timber/crops if applicable) to be Acquired

Item	Description	Value

(1)	$	Amount or 0
(2)	Describe or Delete	$	Amount or 0
(3)	Describe or Delete	$	Amount or 0
TOTAL VALUE OF THE IMPROVEMENTS TO BE ACQUIRED	$

Improvement(s) Value Support (If support is from another tract, show tract number): _____________

Cost-to-cure Damages to Remaining Property And/Or Temporary or Permanent Easement(s)

Describe or Delete	$	Amount or 0
Describe or Delete	$	Amount or 0

Sum of Above Values

TOTAL VALUE OF ACQUISITION Describe or Delete	$	Enter Total AmountAmount or 0

SUMMARY OF VALUE CONCLUSIONS
Value of land to be acquired:Describe or Delete	$	Amount or 0
Value of Improvements and/or merchantable timber/crops to be acquired:Describe or Delete	$	Amount or 0
Cost-to-cure (damage to remainder):Describe or Delete	$	Amount or 0
Value of Temporary or Permanent Easement(s)Describe or Delete	$	Amount or 0
Total Value of the AcquisitionDescribe or Delete	$	Amount or 0

DATE SIGNED	Name of Value Finder
St Empl Title or Appr Cert. Info
VALUE FINDING APPRAISAL	Project No.	FA-4A (Rev. 2025)
Tract No.

Purpose of Appraisal:	The purpose of the appraisal is to form an opinion of fair market value of the portion of the subject real property to be acquired by the Alabama Department of Transportation for State highway use, taking into consideration the unit land value of the whole property (larger parcel) from which the required part is taken. Consideration is given to any minor improvements within the part acquired. This appraisal format is not to be used where there are any damages to the remainder other than minimum damages which can be measured by the Cost-To-Cure method.

Scope of Work: (General Stmt. Describes reasonable & regulatory expectations & requirements of the appraiser in order to produce credible assignment results.) General Scope Statement: In this Value Finding format, the acquisition can only be for low value (verify current limit) and/or non-complex acquisitions that do not require in-depth analysis or presentation of detailed market information and where the sales comparison (market) approach to value (only) will produce credible results along with cost-to-cure damages for minor improvements within the acquisition area. (The cost and income approaches to value are excluded by the scope of the assignment.) The appraiser is expected to; have a working knowledge of the market area, be familiar with current property values based on the review & analysis of recent comparable sales which are documented in her/his work-file; personally inspect the appraised property along with the project map* & plans* depicting the proposed acquisition; provide an adequate scope of work statement which addresses the extent of as well as provides an adequate description of both the market area and project area, as well as the extent of the property inspection which is to also adequately describe the physical characteristics of the property appraised and any remainder property. Under the Scope of Work Rule, USPAP and in compliance with Uniform Appraisal Standards for Federal Land Acquisitions (Sec. A-13h, pg.16), the appraiser is to disregard any recent re-zoning that is the result of the Government project for which the subject property is being acquired. Also, according to the Uniform Appraisal Standards for Federal Land Acquisitions (Sec. B-10, pg.44), the Scope of Project Rule “…provides that the United States cannot be charged in Federal land acquisitions for values it has created in constructing the project for which the property is being acquired; nor can an owner be penalized for any diminution in value attributable to the project.” So, any increase or decrease (excluding physical deterioration within reasonable control of the owner) in the market value of the real property prior to the date of valuation caused ‘by the project’ is to be disregarded. The proper preparation of this form appraisal report is intended to; produce credible assignment results that satisfy the requirements of reporting the appraiser’s analysis, opinions and conclusion in this report format (*To be furnished by the State) Tract Specific Scope Statement: (Detail additional steps taken and any issues that are specific to the property appraised that were discussed with ALDOT personnel before completing the assignment)
Enter Scope here or refer to Addenda

Property Rights Appraised: Fee Simple Title (Encumbrances should be noted in the report)

Definition of Fair Market Value: The price the property would bring when offered for sale by a willing seller who is not forced to sell and which is sought by a willing buyer who is not required to buy, after due consideration of all elements affecting value. (Code of Alabama §18-1A-172)

Grantor	Grantee	Date	Book	Page	Consideration	Verification

Analyze (understand & explain) any sales noted above, current listings, recent offers, etc., or say None

VALUE FINDING APPRAISAL	Project No.	FA-4A (Rev. 2025)
(Continued)	Tract No.

Present Use: (Brief description of the parent parcel & how it is used to benefit the owner-include location, physical characteristics, zoning, known and observed encumbrances, etc.) Check for contiguous parcels of the same ownership.

Highest & Best Use Analysis Before the Acquisition):

This is the potentially marketable use that is maximally productive (results in the highest value) with the criteria being that use which is reasonably probable (supply and demand are key considerations), physically possible, legally permissible and economically feasible (discuss each). This analysis should include “as vacant” or “as if vacant” as well as “as improved” for improved properties. (More than a statement of the appraiser’s opinion; describe in the depth and detail required by its significance to the appraisal assignment.) Attach additional pages if necessary.

Description of Acquisition: (Factual physical data needed to locate & describe the proposed acquisition along with comments on any noted encumbrances)

Noted items of Personal Property within the Acquisition Area:

ALDOT Statement regarding appraisal report formats & application of the USPAP Jurisdictional Exception Rule and Scope of Work Rule.

As an acquiring agency of the Federal Highway Administration, ALDOT is permitted to develop appraisal formats which satisfy the requirements of State law, Federal regulations, appraisal methodology consistent with established Federal and Federally assisted program appraisal practices and the Uniform Standards of Professional Appraisal Practice (USPAP). The format and level of documentation depend on the complexity of the appraisal problem. Acquiring agencies must develop at least two appraisal formats-detailed and minimum standards. Detailed appraisals must be prepared for all acquisitions except those that are simple and have a low value. The purpose of the minimum standards format used by ALDOT is to lower appraisal costs and save time while resulting in the same value as the detailed format.

The Federal Uniform Act and 49 CFR Part 24 are Supplemental Standards for appraisals performed for ALDOT. Appraisers are advised to be familiar with these requirements in the context of complying with USPAP’s Scope of Work Rule, Jurisdictional Exception Rule and Supplemental Standards provision.

[Ref. USPAP SR 2-1(a) (b) (c)] If the appraiser believes a Jurisdictional Exception is needed, the appraiser shall reference specific regulations & requirements (methods & procedures of appraisal/appraisal reporting) the exception pertains to. The invoking of the Jurisdictional Exception Rule is done with the understanding the exception only applies to the part of USPAP that the law or public policy of the jurisdiction is in conflict with.

APPRAISER Statement & Explanation concerning the application of the Jurisdictional Exception Rule.

[Ref. USPAP SR 2-2(c) (x)] The Restricted Use report format requires the appraiser too clearly & conspicuously; 1) state all extraordinary assumptions and hypothetical conditions; and 2) state that their use might have affected the assignment results.

APPRAISER Statement & Explanation concerning all extraordinary assumptions and hypothetical conditions.

LAND SALES APPROACH	Project No.:	FA-8: (Rev. 2025)
VALUE FINDING APPRAISAL	Tract N0.:

LAND VALUATION	SUBJECT SIZE Acres or Square Feet

COMPARABLE SALES
SALE PRICE
PROPERTY RIGHTS CONVEYED
Non-typical Financing Terms
Special Conditions of Sale
Market Conditions
ADJUSTED SALES PRICE
Size of Sale
SALES PRICE PER UNIT
Adjustments: Location
Topography
Shape/Utility
Size
Net Adjustment
ADJUSTED UNIT VALUE

Explanation of Adjustments

Conditions of Sale:
Market Conditions:
Location:
Topography:
Shape/Utility:
Size:
Correlation:

Before Land Value Conclusion: @	per	= $
After Land Value Conclusion: @	per	= $
Acquired Land Value Conclusion: @	per	= $

CERTIFICATE OF	Project No.:	FA-21: (Rev. 2025)
REAL PROPERTY APPRAISER	Tract No.:

State of Alabama	County of:

I hereby certify:

•To the best of my knowledge and belief, the statements of fact contained in this appraisal are true and correct.

•The reported analyses, opinions and conclusions are limited only by the reported assumptions, limiting conditions and legal instructions; and are my personal, unbiased professional analysis, opinions and conclusions.

•I understand my appraisal may be used in connection with the acquisition of right-of-way for a project to be constructed by the State of Alabama with the assistance of Federal-aid highway funds or other Federal funds.

•The appraisal and the report to which this certification is attached has been prepared in conformity with;

-the appropriate State laws, regulations, policies and procedures applicable to the appraisal of right-of-way:

-the appropriate and applicable Federal laws, regulations, policies and procedures including the Uniform Standards for Professional Appraisal Practice (USPAP) (with Jurisdictional Exceptions noted in the Scope of Work Section of the report).

• To the best of my knowledge, no portion of the value assigned to the appraised property is for non-compensable items under the established law of the State of Alabama:

•Neither my employment nor my compensation for this appraisal is in any way contingent on the value(s) reported.

•I have no direct or indirect, present or contemplated future personal interest in the property appraised nor in any benefit from the partial or whole acquisition of the property appraised.

•I have performed no (or the specified) other services, as an appraiser or in any other capacity, regarding the property that is the subject of the work under review within the 3-years immediately preceding acceptance of this assignment.

•I have not revealed the findings and results of this appraisal to anyone other than the proper officials of the acquiring agency of Alabama or officials of the Federal Highway Administration and I will not do so until so authorized by said officials; 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.

•I have personally inspected the appraised property and that I have also made a personal field inspection of the comparable sales relied on in the appraisal of the subject property. The subject and comparable sales relied on in this appraisal are as represented in this report or the master file and/or supplemental report.

•The owner or the owner’s representative was given the opportunity to accompany me (the signor of this certification) during my inspection of the property that is the subject of the appraisal report to which this certification is attached.

•Any decrease or increase in the fair market value of the real property occurring prior to the date of valuation and caused by the public improvement for which the property is acquired or caused by the likelihood that the property would be acquired, other than a decrease due to physical deterioration within reasonable control of the owner, was disregarded in determining the compensation for the property acquired.

•In compliance with Alabama Code, Sec.34-27A-3 (applicable for State Certified Appraisers): This assignment was made subject to regulations of the State of Alabama Real Estate Appraisers Board. The undersigned state licensed real estate appraiser has met the requirements of the board that allow this report to be regarded as a ‘certified appraisal’.

•No one provided significant professional assistance unless they are named in the report and their qualifications included.

•My opinion of the fair market value, just compensation, for the acquisition as of Month, Day, Year, is $Amount based on my independent appraisal and the exercise of my professional judgment.

Signature:
Date	Name (Print):	Enter name here and sign above
State Certified	General or Residential	Real Property Appraiser
Alabama License Number:

ADDENDA	Project No.:	FA-22: (Rev. 2025)
Value Finding Appraisal	Tract No.:

ADDENDA

Attachments (R=Required):

R	Photographs of Subject, Area To Be Acquired, & Location, Form FA-22A
R	Total Property Sketch/Plat, Form FA-22D (*)
R	Comparable Sales FA-22 (Attached or in a Master File)
R	Subject & Sales Location Map FA-23A
State Certification License
Qualifications of Appraiser
General Assumptions & Limiting Conditions (Note; any areas of conflict with ALDOT, State, and/or Federal Regulations/guidelines are notwithstanding and have no force and affect)

*To be furnished by the State

PHOTOGRAPHS OF SUBJECT	Project No.:	FA-22A: (Rev. 2025)
(Include Area Being Acquired)	Tract No.:
Paste Photo Here
Photographer: Name	Date of Photograph: Date
Description & Camera Position: What's the photo and where was the camera (South. SE, Etc.)
Paste Photo Here
Photographer: Name	Date of Photograph: Date
Description & Camera Position: What's the photo and from what angle was the shot

PHOTOGRAPHS OF SUBJECT	Project No.:	FA-22A: (Rev. 2025)
(Include Area Being Acquired)	Tract No.:
Paste Photo Here
Photographer: Name	Date of Photograph: Date
Description & Camera Position: What's the photo and where was the camera (South. SE, Etc.)
Paste Photo Here
Photographer: Name	Date of Photograph: Date
Description & Camera Position: What's the photo and from what angle was the shot

PROPERTY PLAT	Project No.	FA-22D (Rev. 2025)
Tract No.

MARKET DATA:	Project No.:	FA-23: (Rev. 2025)
LAND Comparable	Sale No.:

Photograph Date:	Photographer:
Date of Sale:	Date Inspected:
County:	County Tax ID Number(s):
Location:
Grantor:	Grantee:
Recording Data: Deed Book	Page
Rights Transferred:
Encumbrances:
NOTE: VERIFICATION MUST BE WITH A PARTY TO THE TRANSACTION, IINDICATE WHICH BELOW
Sale Consideration:	Grantor	Grantee	Broker of Sale	Closing Atty.
Source Name	Contact Number
Conditions of Sale:	Grantor	Grantee	Broker of Sale	Closing Atty.
Source Name	Contact Number
Financing:	Grantor	Grantee	Broker of Sale	Closing Atty.
Source Name	Contact Number
Mortgage Amount:	Interest Rate/Terms:
Highest and Best Use (Time of Sale):
Zoning (Time of Sale):
Public/Private Utilities:
Site Improvement Values:
Land Area (SF or Acres):	Road Frontage:
Unit Price (SF, Acres or Front Feet):
Property Description (All known physical & location factors impacting on value & marketability):
Provide an adequate description here
Other Pertinent Information, If Any (Prior sales, subsequent sales, subsequent improvements, project involvement, etc.):
Provide information here

MARKET DATA:	Project No.:	FA-23: (Rev. 2025)
LAND Comparable	Sale No.:

Photograph Date:	Photographer:
Date of Sale:	Date Inspected:
County:	County Tax ID Number(s):
Location:
Grantor:	Grantee:
Recording Data: Deed Book	Page
Rights Transferred:
Encumbrances:
NOTE: VERIFICATION MUST BE WITH A PARTY TO THE TRANSACTION, IINDICATE WHICH BELOW
Sale Consideration:	Grantor	Grantee	Broker of Sale	Closing Atty.
Source Name	Contact Number
Conditions of Sale:	Grantor	Grantee	Broker of Sale	Closing Atty.
Source Name	Contact Number
Financing:	Grantor	Grantee	Broker of Sale	Closing Atty.
Source Name	Contact Number
Mortgage Amount:	Interest Rate/Terms:
Highest and Best Use (Time of Sale):
Zoning (Time of Sale):
Public/Private Utilities:
Site Improvement Values:
Land Area (SF or Acres):	Road Frontage:
Unit Price (SF, Acres or Front Feet):
Property Description (All known physical & location factors impacting on value & marketability):
Provide an adequate description here
Other Pertinent Information, If Any (Prior sales, subsequent sales, subsequent improvements, project involvement, etc.):
Provide information here

MARKET DATA	Project No.:	FA-23A: (Rev. 2025)
LAND Comparable Location Map