The Board amended the Purchasing Policy for the Conservation Collier program. The proposed Purchasing Policy amendments include revisions to the offer methodology for all properties. These revisions require appraisals to reflect adjustments to the appraisal value, including mitigation and soft costs, if applicable. A definition for the adjustments has been incorporated into the valuation process to ensure that the resulting value is equitable to the sellers while preventing inflated values. Furthermore, there is explicit language stating that for-sale listings, pending sales, and other Conservation Collier acquisitions shall not be used as comparable sales in appraisals.
As noted in the Executive Summary:
1. Adds zoning and location criteria to the purchase evaluation process, with flexibility for exceptional conservation value.
2. Allows use of the lower appraisal value (rather than the average) for price negotiations when multiple appraisals are obtained.
3. Clarifies that appraised value is a ceiling, not a required offer amount, and requires offers based on verified lower listing prices.
4. Requires written procedures for third-party appraisals to ensure consistency and independence in valuation practices.
5. Establishes parameters for the use of appraisals older than one year, including potential certification updates when closings are delayed.
The Clerk’s Office has promoted changes to the Conservation Collier Purchasing Policy to ensure that acquisitions reflect the actual value of land less any mitigating factors. Addressing the appropriateness of amounts paid for parcels will have the secondary effect of extending the available funding even further for future Conservation Collier land acquisitions.