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Farm, land and acreage appraisals

Farm appraisal is the core of our practice. Scott D. Kelley, Kentucky Certified General Appraiser #4265 (appraising since 2006) appraises row-crop and pasture farms, poultry and livestock operations, timber and hunting tracts, vacant land and rural homes on acreage across 19 western Kentucky counties.

What goes into a farm or land value

• How the acres break down: tillable, pasture and woods
• Soil productivity, road frontage, access, utilities and water
• Flood exposure for bottomland near rivers and creeks (check any parcel on the FEMA Flood Map Service Center, msc.fema.gov)
• Improvements such as homes, barns, grain bins and fencing
• Mineral rights, past mining and reclaimed land, which matter in the Western Kentucky Coal Field

Comparable farm sales are often spread across several counties and years, so the analysis relies on careful adjustments and explains why each sale was used. A Certified General credential covers all property types, including farms. How farms are appraised in Kentucky.

Who orders farm and land appraisals

• Farm lenders, including FSA (Farm Service Agency) farm-loan appraisals; Scott D. Kelley is approved for FSA and USDA appraisals
• Estates and heirs settling or dividing land (estate appraisals)
• Buyers and sellers who want an independent value before a sale (pre-listing appraisals)
• Owners appealing a PVA assessment (tax-appeal appraisals)

Acreage and surveys

Acreage on a PVA card or an old deed is not always accurate. If the acreage is uncertain or the land is being divided, a boundary survey by Bailey Surveys before the appraisal can avoid a second look later. An appraisal does not include a survey (why not).

What to have ready

• The deed, and any survey or plat
• A list of improvements: homes, barns, bins, fencing, wells and ponds
• Any leases (cash rent, hunting or timber) and notes on mineral rights
• The purpose of the appraisal and any lender or court deadline

Recent county sales figures are on our market data page and each county page.

Counties served

Hopkins · Webster · Henderson · Union · Livingston · Marshall · Lyon · Trigg · Christian · Todd · Logan · Warren · Muhlenberg · Ohio · Daviess · McLean · Hancock · Caldwell · Crittenden

How to order

Call 270-667-4216 (Mon–Thu 8:00 AM–4:00 PM, Fri 8:00 AM–12:00 PM CT), email admin@tradewaterrealty.com or use the appraisal order form with the property address, county, purpose and any deadline. We quote the fee for your assignment before any work starts. Office: 114 N Broadway Ave, Providence, KY 42450.

Frequently asked questions

Can a Certified General appraiser appraise farms and land?

Yes. A Kentucky Certified General credential covers all property types, including farms, acreage and vacant land.

Do you do FSA farm-loan appraisals?

Yes. Scott D. Kelley is approved for FSA (Farm Service Agency) and USDA appraisals and works with farm lenders.

Does a farm appraisal include a survey?

No. An appraisal relies on the deed, plats and PVA records for acreage. If the acreage is uncertain, a boundary survey before the appraisal is the reliable fix.

Why are comparable farm sales sometimes from other counties?

Farm and large-acreage sales are less frequent than home sales, so similar sales are often found in neighboring counties or earlier years, with adjustments for the differences.

General information, not legal, tax or lending advice, and not an appraisal of any property.