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until a reliable unit of comparison is developed . He must <br /> select only those sales which are typical of the open market, <br /> and should disregard all those transactions which were <br /> influenced by special circumstances motivating either the <br /> buyer or the seller. <br /> The appraiser is now able to take the data and GIS maps with him <br /> and drive the streets of the community, stopping in each block to <br /> carefully compare the advantages and disadvantages of those lots <br /> with lots upon which he has reliable data, noting the unit <br /> prices he establishes by this process. The appraiser can <br /> make notations of special factors he observes, such as an <br /> outstanding view, special topography features which will <br /> affect value, and any other factors acting to increase or <br /> decrease the prices a discriminating buyer might be <br /> logically expected to pay for a given location. <br /> EFFECT OF TOPOGRAPHICAL FEATURES UPON VALUE <br /> Unusual topographical features invariably require special <br /> attention in land valuation. The appraiser must give <br /> careful consideration whether value has been enhanced or <br /> depreciated by the condition of the terrain. <br /> There are many instances in which unusual topography will <br /> adversely affect the desirability and value of a lot as a <br /> building site. Ravines or gullies may require filling <br /> before the lot is made usable. Unusually high lots may have <br /> to be graded and the excess material hauled away in <br /> preparing the site for building. Open ditches may require <br /> conversion to underground sewers. Outcroppings of rock or <br /> buried rock ledges in some localities represent another <br /> costly hazard to building. When estimating the highest and <br /> best use value, all of these require special allowances, <br /> approximating the cost of eliminating the hazard. This is <br /> not always true, however. Often the presence of such out of <br /> the ordinary topographical features may be of considerable <br /> value to builders with the vision and enterprise to take <br /> advantage of them. When a building is designed to take full <br /> advantage of the unusual topography, the problem lot often <br /> turns out to be exceptionally desirable and valuable. <br /> CONSIDERATION OF FRONTAGE AND DEPTH <br /> See frontage and land depth tables in this section. <br />