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Any Mississippi land owners with gas line easement?

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Any Mississippi land owners with gas line easement?

Old 02-06-2019, 03:11 PM
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Default Any Mississippi land owners with gas line easement?

Anybody on here own land in Mississippi with a gas line easement running across it?

I need some info from someone who knows first hand.

I need to know how to value the land, for sale/purchase as well as tax purpose, etc.

If you want to pm me a number or I can send you mine.

Thanks
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Old 02-06-2019, 07:24 PM
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If you are selling the property, the easement is a very nice clearing and internal road system.
If you are buying the property, that easement running through there seems to be a major encumbrance.
If you are doing anything with taxes, anything near that easement is worthless.

Possibly completely unhelpful for you but I've appraised and used sales of properties in FL that were encumbered by the FGT pipeline. On a large tract, especially a timber tract, the market doesn't often react strongly to it. On smaller tracts / lots it can absolutely be a substantial factor. I've got a couple friends whose families own good sized tracts with FGT easements and regularly deal with the gas company enough for me to have solicited them for due diligence purposes. With a little information, I'm sure I could give you a rough idea of how much of a factor you're looking at (which may already be obvious to you). I would solicit recommendations from local law firms (that you trust) that practice in real estate law. Ask them what certified general appraisers they use for expert witnesses. There are an unhealthy number of appraisers out there who either go beyond the extent of their licenses and competency to appraise what you are discussing and/or flat out ignore such a factor as it might require them to spend more time on that appraisal before they can send it and move to the next one.
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Old 02-06-2019, 07:37 PM
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Originally Posted by Southern Hooker View Post
If you are selling the property, the easement is a very nice clearing and internal road system.
If you are buying the property, that easement running through there seems to be a major encumbrance.
If you are doing anything with taxes, anything near that easement is worthless.

Possibly completely unhelpful for you but I've appraised and used sales of properties in FL that were encumbered by the FGT pipeline. On a large tract, especially a timber tract, the market doesn't often react strongly to it. On smaller tracts / lots it can absolutely be a substantial factor. I've got a couple friends whose families own good sized tracts with FGT easements and regularly deal with the gas company enough for me to have solicited them for due diligence purposes. With a little information, I'm sure I could give you a rough idea of how much of a factor you're looking at (which may already be obvious to you). I would solicit recommendations from local law firms (that you trust) that practice in real estate law. Ask them what certified general appraisers they use for expert witnesses. There are an unhealthy number of appraisers out there who either go beyond the extent of their licenses and competency to appraise what you are discussing and/or flat out ignore such a factor as it might require them to spend more time on that appraisal before they can send it and move to the next one.
Do you own land in MS or not?

Thanks.
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Old 02-06-2019, 08:26 PM
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I buy and own land in MS. If itís timber land or hunting/Rec land, itís not a huge negative. Just take future timber value away from pipeline area. If itís an area that you may develope for residential, itís a big negative.
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Old 02-06-2019, 08:52 PM
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Originally Posted by rbhankins001 View Post
Do you own land in MS or not?

Thanks.
the one time I can actually give THT advice on something I have a clue what I'm talking about
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Old 02-07-2019, 12:08 AM
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Originally Posted by stumprunner View Post
I buy and own land in MS. If it’s timber land or hunting/Rec land, it’s not a huge negative. Just take future timber value away from pipeline area. If it’s an area that you may develope for residential, it’s a big negative.
I agree.

I live about 30 miles south of Meridian. I've got a pipeline right of way that forms the back line of my 160 acre property that I live on and don't think anything of it. It makes a killer shooting range. On another 40 acre tract I had Mississippi Power come across it about 10 years ago wanting a 125' right of way for some high tension lines. It was 10 year old planted pine and they offered me $7000 for it, I asked considerably more and we met in the middle. Doing the math it took 3.5 acres out of timber forever and $7000 wasn't enough for that. If a utility is seeking an easement across your land they will ALWAYS low ball you. They do it because most old farmers will gladly just accept what they're offering. Fortunately I have a friend with a lot of timber land that guided me in dealing with them, you should never accept their first offer for an easement.

It all depends upon the situation. As was said, it's not a huge negative for rural farmland or timber land. For a hunting property it's probably a plus, the pipeline will keep it cleared and it's good for food plots. My house is 600 yds away from the pipeline on the back of my land so I don't think anything of it, but if it was within 300 yds it might bother me a bit. Obviously you can't ever build anything on it so if it's in a place you'd ever plan to build then the pipeline would be a huge negative for the value of the property.

For the most part I don't think it affects the value of rural tracts one way or another.
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Old 02-07-2019, 04:57 AM
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Originally Posted by Southern Hooker View Post
the one time I can actually give THT advice on something I have a clue what I'm talking about
I'll take that as a no.

This is a state specific question.

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Old 02-07-2019, 04:58 AM
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Originally Posted by GaryCrow View Post
I agree.

I live about 30 miles south of Meridian. I've got a pipeline right of way that forms the back line of my 160 acre property that I live on and don't think anything of it. It makes a killer shooting range. On another 40 acre tract I had Mississippi Power come across it about 10 years ago wanting a 125' right of way for some high tension lines. It was 10 year old planted pine and they offered me $7000 for it, I asked considerably more and we met in the middle. Doing the math it took 3.5 acres out of timber forever and $7000 wasn't enough for that. If a utility is seeking an easement across your land they will ALWAYS low ball you. They do it because most old farmers will gladly just accept what they're offering. Fortunately I have a friend with a lot of timber land that guided me in dealing with them, you should never accept their first offer for an easement.

It all depends upon the situation. As was said, it's not a huge negative for rural farmland or timber land. For a hunting property it's probably a plus, the pipeline will keep it cleared and it's good for food plots. My house is 600 yds away from the pipeline on the back of my land so I don't think anything of it, but if it was within 300 yds it might bother me a bit. Obviously you can't ever build anything on it so if it's in a place you'd ever plan to build then the pipeline would be a huge negative for the value of the property.

For the most part I don't think it affects the value of rural tracts one way or another.
you are about to have a pm

thanks
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Old 02-07-2019, 10:17 AM
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just tell me where it is i have a extra shooting house and feeder that needs a home
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Old 02-07-2019, 11:13 AM
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Originally Posted by timbo88 View Post
just tell me where it is i have a extra shooting house and feeder that needs a home
Send me a pic of the shooting house first and I will evaluate it

damn I must have brain farted I didn't even think to ask YOU I'm sure you would know

big THANKS to GaryCrow he gave me the answers I needed, and as it turns out we are damn close to neighbors!

Unbelievable that because of THT I have met 3 people I would otherwise have never met, that own property and/or live in a small town in MS!

The world really is small . . .

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Old 02-07-2019, 11:20 AM
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Originally Posted by rbhankins001 View Post
I'll take that as a no.

This is a state specific question.
lol dude you specifically asked "I need to know how to value the land, for sale/purchase as well as tax purpose, etc."

I gave you my professional opinion of how to best accomplish this in your locality (since that is clearly important to you for whatever reason you may have). But by all means, go buy some land based on what Bubba and Joe on THT said. Or better yet refer your IRS auditor to them.

I guess I should have posted my curriculum vitae, but then again I still own zero land in MS so I'm glad I didn't waste the time.
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Old 02-07-2019, 11:28 AM
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Originally Posted by Southern Hooker View Post
lol dude you specifically asked "I need to know how to value the land, for sale/purchase as well as tax purpose, etc."

I gave you my professional opinion of how to best accomplish this in your locality (since that is clearly important to you for whatever reason you may have). But by all means, go buy some land based on what Bubba and Joe on THT said. Or better yet refer your IRS auditor to them.

I guess I should have posted my curriculum vitae, but then again I still own zero land in MS so I'm glad I didn't waste the time.
Boy, you're sure full of yourself.

I didn't post my specific question that I needed answered. Luckily, bc THT is awesome, a guy from right up the road pm'd me and told me what I needed to know, which is state and county specific. He even has the same gas line going across his property.

Have a nice day.
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Old 02-07-2019, 01:18 PM
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this thread has escalated quickly
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Old 02-07-2019, 04:13 PM
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Damn
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Old 02-08-2019, 08:04 AM
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wow and woody woods is not involved !!!
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