HILLSIDE HAVEN – COMPREHENSIVE SURVEY ANALYSIS

• EXECUTIVE SUMMARY:
• Property: 4567 Ridge Road, Austin, TX
• Listed: 5.5 acres at $825,000 ($150,000/acre)
• Actual: 5.12 acres per new ALTA survey
• Major Issues Found: ___ critical, ___ moderate, ___ minor
• Estimated Cost to Resolve: $_____
• Recommended Offer Adjustment: $_____
• BOUNDARY ANALYSIS:
• Acreage Discrepancy:
• – Advertised: 5.50 acres
• – Actual surveyed: 5.12 acres
• – Shortage: 0.38 acres (6.9% less)
• – Value impact: $_____ (at $150k/acre)
• North Boundary – Pool House Encroachment:
• – Structure: _____ sq ft over property line
• – Years in place: _____ (check for adverse possession)
• – Resolution options: ________________________________
• – Estimated cost/impact: $_____
• East Boundary – 12-foot Gap:
• – Creates title defect: Yes/No
• – Ownership uncertain for _____ sq ft
• – Quiet title action needed: Yes/No
• – Legal cost estimate: $_____
• South Boundary – Fence Issue:
• – Fence inside by 8 feet = _____ sq ft affected
• – Risk of adverse claim: High/Medium/Low
• – Remediation: ________________________________
• BUILDABLE AREA CALCULATION:
• Total Acreage: 5.12 acres = 223,027 sq ft
• Less: Conservation easement (0.75 ac) = -32,670 sq ft
• Less: Utility easement (20′ x ___’) = -_____ sq ft
• Less: Drainage easement (30′ x ___’) = -_____ sq ft
• Less: Waterway setback (50′ x ___’) = -_____ sq ft
• Less: Cemetery buffer = -_____ sq ft
• Less: Access easement = -_____ sq ft
• Net Buildable Area = _____ sq ft (_____ acres)
• Buildable Percentage: _____%
• EASEMENT IMPACT ASSESSMENT:
• Utility Easement:
• – Location: ________________________________
• – Impact on building sites: ________________________________
• – Relocation possible? Cost: $_____
• Drainage Easement:
• – Maintenance responsibility: ________________________________
• – Building restrictions: ________________________________
• – Impact on value: _____%
• Access Easement (Prescriptive):
• – User: Adjacent property owner
• – Years of use: 30 years
• – Legal status in Texas: ________________________________
• – Options: ________________________________
• Conservation Easement:
• – Restrictions: ________________________________
• – Modification possible? ________________________________
• – Tax benefits available? ________________________________
• SPECIAL CONCERNS ANALYSIS:
• Protected Waterway:
• – Previous designation: Creek
• – New designation: Protected waterway
• – Additional restrictions: ________________________________
• – Permitting implications: ________________________________
• – Development impact: ________________________________
• Cemetery (6 graves):
• – Texas cemetery law requirements: ________________________________
• – Minimum setback required: _____ feet
• – Access requirements: ________________________________
• – Title implications: ________________________________
• – Relocation possibility/cost: $_____
• Missing Monuments:
• – Locations: East boundary (2 monuments)
• – Re-establishment cost: $_____
• – Risk without monuments: ________________________________
• DEVELOPMENT FEASIBILITY:
• Original Plan: 3 homes + ADU
• Minimum lot sizes in area: _____ sq ft
• After all restrictions:
• – Site 1: _____ sq ft (Viable? Y/N)
• – Site 2: _____ sq ft (Viable? Y/N)
• – Site 3: _____ sq ft (Viable? Y/N)
• – ADU site: _____ sq ft (Viable? Y/N)
• Revised capacity: _____ homes maximum
• FINANCIAL IMPACT ANALYSIS:
• Value Adjustments:
• – Acreage shortage (0.38 ac @ $150k): -$57,000
• – Encroachment issues: -$_____
• – Easement impacts (___% reduction): -$_____
• – Cemetery restrictions: -$_____
• – Reduced development potential: -$_____
• Total Value Impact: -$_____
• Resolution Costs:
• – New survey monuments: $_____
• – Legal fees (gap, encroachment): $_____
• – Easement modifications: $_____
• – Cemetery compliance: $_____
• – Title curative work: $_____
• Total Resolution Costs: $_____
• Adjusted Property Value:
• – Original asking price: $825,000
• – Less value adjustments: -$_____
• – Less resolution costs: -$_____
• – Maximum justified price: $_____
• RISK ASSESSMENT:
• High Risk Items:
• 1. ________________________________
• 2. ________________________________
• 3. ________________________________
• Medium Risk Items:
• 1. ________________________________
• 2. ________________________________
• Low Risk Items:
• 1. ________________________________
• 2. ________________________________
• Title Insurance Concerns:
• – Standard policy coverage: ________________________________
• – Required endorsements: ________________________________
• – Exclusions expected: ________________________________
• NEGOTIATION STRATEGY:
• Opening Position:
• – Documented issues total: $_____
• – Initial price reduction request: $_____
• – New proposed price: $_____
• Seller Remedies Required:
• 1. Resolve pool house encroachment via: ________________________________
• 2. Cure eastern boundary gap
• 3. Provide access easement agreement
• 4. ________________________________
• 5. ________________________________
• Contingencies:
• – Extended due diligence for: ________________________________
• – Right to terminate if: ________________________________
• – Escrow holdback for: ________________________________
• Walk-Away Triggers:
• – If buildable area less than _____ acres
• – If resolution costs exceed $_____
• – If title insurance unavailable for: ________________________________
• – If ________________________________
• RECOMMENDATIONS:
• Proceed with Purchase? Yes/No/Conditional
• If Conditional:
• – Maximum price: $_____
• – Required seller actions: ________________________________
• – Required protections: ________________________________
• If No:
• – Primary reason: ________________________________
• – Would reconsider if: ________________________________
• Next Steps:
• 1. ________________________________
• 2. ________________________________
• 3. ________________________________
• 4. ________________________________
• 5. ________________________________
• PROFESSIONAL CONSULTATIONS NEEDED:
• – Real estate attorney for: ________________________________
• – Title company for: ________________________________
• – Surveyor for: ________________________________
• – Environmental consultant for: ________________________________
• – Cemetery specialist for: ________________________________
• TIMELINE:
• – Current due diligence deadline: ________
• – Extension needed: _____ days
• – Resolution timeline: _____ days
• – Revised closing date: ________
• CONCLUSION:
• This property presents ________________________________
• The most significant issue is ________________________________
• With proper negotiation, this could be ________________________________
• Final recommendation: ________________________________