line side,” he noted. “Nobody testifi ed that there was any damage outside of the easement. Now you see ap- praisers for power line companies trying to fi gure out ways to limit or calculate that damage.” Data shows that damage outside easements “could
be anywhere from 15 to 25 percent of the value of the ranch,” depending on the size of the property and the size of the power line easement in relation to the size of the property. “How the power line easement traverses the property, what we refer to in slang as the ‘cut’, is important,” Brady says. “In some cases, a diagonal cut through the heart of the ranch is worse than something on the back.” Thomas Jackson, president of Real Property Ana-
lytics, Inc., in College Station, was part of a study of rural land values in Wisconsin and whether these are adversely impacted by the presence of high-voltage electric transmission lines. “Middle and diagonal line positions across the property were found to account for overall price reductions of 3.84 percent to 2.11 percent based on preliminary analyses,” Jackson says. “The patterns referred to as “edge” or “clipping” were not found to result in any price differences. Overall, the study found that there was a 1.11 per-
cent to 2.44 percent reduction in land values compared to land with no high-voltage transmission lines. “The general fi nding was that there were small discounts that could be attributable to the presence of the lines and the encumbrance of the properties by the easements,” Jackson says. “Neither of these small differences was statistically signifi cant.” He says these fi ndings are consistent with previous
fi ndings. “While prior studies had focused primarily on residential properties in urban settings, previous studies of farmland and recreational land found no impact on property values,” he says. “Furthermore, the extents to which the easement
area was encumbered and/or differences in impact due to the position of the easement and transmission lines were found to be insignifi cant.
Know the lease or easement As with most transactions on the ranch these days,
there can be red tape when it comes to buying ranch- land with pipeline, power line and, more recently, wind turbine easements. Lashmet’s legal advice is, “get a law- yer.” If you’re buying land, easements will sometimes dictate where ranch roads can lie and where feeders,
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Cavenders.com tscra.org March 2015 The Cattleman 85
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