Its a mistake to assume that commercial zoning is always a land value enhancement.  Few experienced market participants consider zoning to be the most important factor influencing real property value.

As of February of 2012, regardless of what is being talked about in the press, it is clear to me that our markets are still in a deep hole.  All the warm and fuzzy feelings that you may have about "positive" employment statistics, upward trends in obscure indices or the power of positive talk doesn't change the fact that our real property markets today are still bouncing along near their 4 to 5 year activity and price lows.

Church properties (AKA religious facilities) can have a variety of improvements that can include properties with a single multi-purpose building improvement on them that could easily be converted to a "for profit" use or they can have a special-purpose sanctuary buildings with spires, bell towers and fifty foot plus wall heights and have absolutely no possible alternate use.  In my experience most church properties are designed for their special-purpose use and cannot be easily converted.  

A tax assessment is a government assigned figure that property taxes are based on.  In some "ad valorem" states an assessment is related to market value and it is determined or established by analyzing comparable sales and cost data.  In other states, like Nevada, assessed values are based entirely on cost estimates.  An assessed value is usually a portion of a property's "taxable value" which is the Assessor's estimate of full value.  In a large metropolitan area an Assessor often uses "mass appraisal" techniques / computer models to assign taxable values to each property.  Assessed values, taken from the taxable value estimated, are multiplied by tax rates to determine their taxes. 

Market data in Las Vegas suggests that there are two sales price "tiers," one for REO, short sale and distressed properties and another for private sales

Condmenation appraisal assignments, a short discussion for beginners and a short discussion on the process.  

The state of the Las Vegas land market in 2011 is dismal from an appraisal perspective

If you think that you are qualified to complete an assignment, you may find that the client does not agree.

While things are changing in the Nevada real property tax world the changes are not always fair for everyone.

How do loan modifications affect the market for single-family homes?  What do appraisers have to consider when many loan modifications are occurring?