If you own acreage in Hollis, you know that no two parcels are alike. One property may have usable fields and a wired barn, while another has wetlands and a long private drive. When it is time to sell or refinance, you want an appraisal that captures the real market value of your land and improvements. This guide explains how appraisers approach acreage in Hollis, what drives adjustments, and the practical steps you can take to support the strongest result. Let’s dive in.
How acreage appraisals work in Hollis
Most residential acreage appraisals in Hollis rely on the Sales Comparison Approach. The appraiser finds recent local sales with similar land characteristics and improvements, then makes adjustments to estimate market value. For special buildings or when comparable sales are limited, the Cost Approach helps estimate replacement cost less depreciation, plus land value. If the property or outbuildings produce measurable income, the Income Approach may be used, although it is less common for typical owner‑occupied acreage.
Appraisers must follow USPAP and state rules, focusing on market data and marketability rather than simple replacement cost. You can learn more about valuation standards from The Appraisal Foundation. In New Hampshire, licensure and enforcement run through the state’s credentialing authority. You can verify an appraiser’s status through NH OPLC — Real Estate Appraisers.
For acreage in Hollis, the appraiser will separate the value of the land from the value of the house and any outbuildings. Expect a careful look at highest and best use, buildability, and any legal or physical constraints that impact marketability.
Choosing and adjusting comps
Finding good comps for acreage can be challenging. Larger parcels sell less often, and each site’s topography, access, and improvements vary. A solid appraisal matches key attributes, then adjusts for differences using market evidence.
Appraisers look for comparables with similar:
- Total and usable acres, including net buildable area
- Topography and land utility, such as slope, ledge, and wetlands percentages
- Access and road type, including public vs. private and seasonal maintenance
- Lot configuration and frontage that affect curb appeal and subdividing potential
- Utilities and services, whether public or private systems
- Zoning and permitted uses that govern density and allowable activities
- Time and market conditions, with adjustments for market trends
- Location within Hollis, including proximity to key commuter routes
To quantify adjustments, appraisers prefer paired‑sale analysis in the same market when possible. If there is a functional difference, they may use a cost‑to‑cure or replacement cost to estimate contributory value. The goal is to reflect what a typical buyer in Hollis would pay for more usable acres, better access, or a more adaptable outbuilding.
You can help by assembling recent Hollis acreage sales that highlight value drivers. Town and county resources can provide parcel data and recorded information. The Town of Hollis and Hillsborough County websites are useful starting points. For general guidance on rural property markets, see the National Association of Realtors.
Valuing barns and outbuildings
Barns, arenas, workshops, and storage buildings can be major value drivers, but not every structure contributes the same way. Appraisers focus on contributory value, which is what a typical buyer in the local market would pay. A well‑built, multi‑use barn with utilities will usually contribute more than a specialized or deteriorated structure.
When market data for similar outbuildings is limited, appraisers often rely on the Cost Approach. They estimate replacement cost for the structure, then apply depreciation for age and condition. If the building generates income, such as horse boarding or storage rental, the appraiser may consider an income analysis when it is supported by the market.
Key considerations include usable area, construction quality, electric and water service, heat where applicable, condition and age, and permitted use status. The Appraisal Institute provides professional guidance on measuring contributory value for special‑purpose improvements.
To support positive adjustments, provide:
- Construction invoices, material lists, and contractor contacts
- Permits and approvals for the original build and any upgrades
- Utility details, including electric and water hookups
- Maintenance and repair records
- Clear photos of interiors, exteriors, and functional features like stalls, tack rooms, or lofts
- Income and expense statements if you rent space or board animals
Lenders often expect clear descriptions and photos of outbuildings in the appraisal file. You can review general lender guidance through Fannie Mae and HUD.
Overlays, frontage, access, and wetlands
Legal and physical constraints can significantly affect value. Conservation overlays, deed restrictions, or easements reduce potential uses and development rights, which usually reduces marketability and appraised value. In some markets, widespread conservation can also limit supply of buildable land, which may support higher values for unrestricted parcels. The appraiser will quantify the net effect based on local sales.
Wetlands and buffers reduce net buildable area and usable land. They can also influence access, driveway layout, and septic placement. For Hollis properties with wetlands or environmental permitting questions, review resources from the New Hampshire Department of Environmental Services.
Frontage and access are critical. Frontage on a public, paved road typically improves marketability versus private or seasonal roads. Clear, documented access rights and road maintenance agreements help. Municipal frontage standards also affect subdividing potential. You can confirm zoning, setbacks, and frontage requirements through the Town of Hollis planning and zoning pages.
If you have easements, rights‑of‑way, or boundary questions, be ready to supply recorded documents. Title encumbrances can lead to downward adjustments if they impair use, access, or marketability.
Prepare a strong appraisal package
A focused, well‑documented package helps the appraiser understand your property quickly and accurately. Before the visit, assemble:
- Current listing and any pending offers or contracts
- Recent comparable sales you believe are relevant
- Survey, parcel map, and recorded deed
- Title report, easements, and any conservation restrictions
- Zoning permits, variances, and building approvals
- Well and septic documentation, including designs and service records
- Construction invoices and receipts for outbuildings or major improvements
- Utility bills for structures with heat or power
- Clear photos of house, outbuildings, land, access points, and any constraints
- Income records if buildings generate rent or boarding revenue
Add a one‑page summary with headline features, like “5.2 acres, 2‑stall barn with heated tack room, frontage on a paved public road, minutes to major commuter routes.” This helps the appraiser capture what buyers value quickly and sets the stage for well‑supported adjustments.
Easy ways to improve the outcome
You do not need to undertake major projects to help the appraisal. Small steps can make a difference:
- Improve access and curb appeal by clearing the driveway and posting the address
- Handle minor repairs and provide estimates for bigger items to frame cost‑to‑cure
- Mow or flag field edges so usable land is obvious on the site walk
- Provide a recent, signed survey if available to eliminate boundary doubts
- Confirm permits for any space used as living area; disclose unpermitted items
If you are refinancing, ask your lender about appraisal waivers. Some products allow them when data supports it. Waivers are less likely with unique acreage or special‑purpose improvements, so plan to provide full documentation if an appraisal is required. General appraisal process details can be found through Fannie Mae and HUD.
If the value comes in lower than expected
If you believe the appraisal missed key comps or mischaracterized your land or outbuildings, you can request a reconsideration of value through your lender. Be professional and specific. Provide closed sales, cost documentation, and permits that address the issues you see. If concerns remain, you can pursue an appraisal review or a second appraisal with a different licensed appraiser. To check credentials or complaint pathways, use NH OPLC — Real Estate Appraisers.
Make the Hollis market work for you
Acreage in Hollis is diverse, and value depends on buildable land, access, frontage, and the real utility of your outbuildings. When you document those strengths and provide clear, local comps, you help the appraiser deliver a result that reflects true market demand. If you plan to sell, a targeted marketing plan that tells a clear land‑and‑improvements story can also increase buyer confidence and support stronger offers.
If you are weighing timing, improvements, or how best to present acreage features, connect with a local team that blends technical site understanding with proven marketing. With civil engineering experience and a boutique, results‑driven approach, Rebecca Curran Realty can help you position your Hollis property for success. Get Your Instant Home Valuation and a plan tailored to your acreage.
FAQs
How do appraisers value acreage in Hollis?
- They rely on the Sales Comparison Approach with local acreage comps, use the Cost Approach for special buildings or limited data, and may consider income if there is documented revenue. Standards follow USPAP from The Appraisal Foundation.
How are barns and outbuildings counted in value?
- Appraisers measure contributory value based on what a typical buyer would pay, considering condition, utility, and adaptability. When sales data is scarce, they use replacement cost less depreciation. See the Appraisal Institute for professional guidance.
Do conservation easements reduce value in Hollis?
- Usually yes, since they limit development rights, although broader conservation can tighten supply of unrestricted land. The appraiser analyzes the net effect using local sales and highest and best use principles.
Why does frontage matter on acreage?
- Frontage influences access, perceived developability, and potential to subdivide. Public paved road frontage typically improves marketability. Confirm specific frontage and zoning rules with the Town of Hollis.
How do wetlands affect my appraisal?
- Wetlands and required buffers reduce net buildable area and usable land. They can also impact driveway layout and septic location. For permitting context, visit NHDES.
What documents should I give the appraiser?
- Provide a survey, deed, title or easements, permits, well and septic records, invoices for improvements, photos, and relevant comps. Include a one‑page summary of key features for quick reference.
Can I avoid an appraisal when refinancing acreage?
- Sometimes. Depending on the loan product and automated findings, lenders may grant appraisal waivers. Unique acreage or special‑purpose outbuildings often require a full appraisal. Learn more about lender processes at Fannie Mae and HUD.
