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    Expropriation Appraisal in New Tecumseth - Professional commercial property appraisal services in Ontario

    Expropriation Appraisal in New Tecumseth

    Expropriation appraisal in New Tecumseth provides AACI-designated property owners with independent, defensible market value opinions when municipal, provincial, or federal authorities acquire private property for public use, with reports typically delivered in 5–7 business days. These CUSPAP-compliant valuations serve as the foundation for fair compensation claims under Ontario's Expropriations Act. Property owners, business operators, and legal counsel across New Tecumseth's growing communities of Alliston, Beeton, and Tottenham rely on certified expropriation appraisals during road widenings, infrastructure expansions, and utility corridor projects. Aion Appraisals & Consulting maintains a lender and tribunal approval rate on expropriation reports, ensuring valuations withstand scrutiny before the Ontario Land Tribunal and the courts.
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    New Tecumseth Ontario commercial and residential streetscape requiring professional expropriation appraisal for government land acquisition proceedings

    What Is Professional Expropriation Appraisal in New Tecumseth?

    Professional expropriation appraisal in New Tecumseth provides property owners with an independent, AACI-designated opinion of market value when government authorities acquire private land for public purposes. New Tecumseth, a municipality of approximately 41,939 residents in southern Simcoe County, encompasses the settlement areas of Alliston, Beeton, and Tottenham along with extensive agricultural hinterlands. The Town's position along the Highway 89 corridor and its proximity to Highway 400 make it a frequent target for provincial and county infrastructure projects requiring private land acquisition.

    Under Ontario's Expropriations Act, R.S.O. 1990, c. E.26, property owners have the statutory right to obtain an independent appraisal and to recover reasonable appraisal costs from the expropriating authority. AACI-designated appraisers prepare CUSPAP-compliant reports that meet Ontario Land Tribunal evidentiary standards, with typical engagement fees ranging from $4,000 to $15,000+ depending on property complexity. These reports serve as the foundation for fair compensation negotiations and, when necessary, formal tribunal hearings.

    Expropriation appraisals differ fundamentally from standard market value appraisals because they must address the specific legal requirements of the Expropriations Act, including before-and-after valuation methodology, injurious affection calculations, and disturbance damage assessments. The appraiser must determine the property's market value at the specific date of expropriation, not at the date of the engagement or report delivery. This date-specific requirement demands access to comparable market data precisely aligned with the valuation date.

    Southern Ontario community landscape illustrating diverse property types assessed during expropriation appraisal engagements in the New Tecumseth region

    How Does New Tecumseth's Growth Affect Expropriation Activity?

    New Tecumseth's sustained population growth—increasing by approximately 18% between the 2016 and 2021 census periods—has generated significant infrastructure investment and corresponding expropriation activity across all three settlement areas. The Town's Official Plan designates substantial greenfield areas for residential and employment land development, requiring road widenings, utility extensions, and stormwater management facilities that frequently trigger land acquisition proceedings.

    The County of Simcoe's $2.4 billion ten-year capital program includes multiple regional road projects affecting New Tecumseth properties, particularly along County Road 10 (Tottenham Road), County Road 1 (Adjala-Tecumseth Townline), and County Road 15 through Beeton. These projects often require partial takings of adjacent properties for road widening, intersection improvements, and active transportation infrastructure. As of 2026, the County's Transportation Master Plan identifies several additional corridor improvements that will generate future expropriation activity.

    Honda Canada Manufacturing's Alliston facility, employing approximately 4,000 workers, anchors the local economy and drives residential and commercial development that in turn requires supporting infrastructure. The Town's Industrial Parkway employment corridor continues to expand, with servicing extensions requiring utility easements and road dedications from adjacent property owners. Water and wastewater infrastructure upgrades to support growth in all three settlement areas also generate expropriation proceedings for treatment plant expansions, pumping stations, and linear infrastructure corridors.

    Straw bales on agricultural land in Alliston Ontario representing farmland properties commonly subject to expropriation appraisal for road widenings and infrastructure projects

    Why Do Agricultural Property Owners in New Tecumseth Need Specialized Expropriation Appraisals?

    Agricultural properties represent the most complex expropriation appraisal assignments in New Tecumseth because they require dual valuation expertise—both agricultural productivity assessment and development potential analysis. Farmland values in Simcoe County have escalated dramatically, with prime agricultural parcels near settlement boundaries trading at $45,000 to $65,000 per acre compared to $15,000 to $25,000 per acre for parcels without near-term development potential. An AACI-designated appraiser must determine whether the highest and best use of the land is continued agricultural use or future development, a distinction that can multiply the compensation value by a factor of three or more.

    Partial takings of agricultural properties create particularly significant injurious affection claims. When a road widening or utility corridor severs a farm parcel, the remaining land may suffer reduced productivity due to irregular field configurations, disrupted tile drainage systems, or impaired access for farm equipment. These damages are compensable under the Expropriations Act and must be quantified by the appraiser through analysis of crop yield impacts, drainage remediation costs, and operational efficiency losses. In New Tecumseth, where cash crop operations and livestock farming remain economically significant, injurious affection claims on agricultural partial takings frequently exceed $100,000.

    The Greenbelt Plan and provincial Growth Plan add regulatory complexity to agricultural expropriation valuations. Properties within the Greenbelt boundary face development restrictions that affect highest-and-best-use analysis, while properties designated for future urban expansion under the Growth Plan carry speculative value premiums that must be carefully analyzed. CUSPAP-compliant expropriation appraisals must clearly disclose the regulatory framework affecting each property and its impact on the valuation conclusion.

    Tottenham community in New Tecumseth Ontario where expropriation appraisals support fair compensation for municipal infrastructure expansion projects

    What Role Does the Ontario Land Tribunal Play in New Tecumseth Expropriation Cases?

    The Ontario Land Tribunal serves as the adjudicative body for expropriation compensation disputes when property owners and expropriating authorities cannot reach a negotiated settlement. Approximately 20–30% of expropriation cases in Ontario proceed to formal tribunal hearings, with the remainder resolved through negotiation supported by independent appraisal evidence. The tribunal requires expert witnesses to present CUSPAP-compliant appraisal reports and to defend their valuation conclusions under cross-examination by opposing counsel.

    AACI-designated appraisers serving as expert witnesses before the Ontario Land Tribunal must meet stringent qualification requirements. The tribunal evaluates the appraiser's education, experience, professional designation, and familiarity with the specific property type and geographic market area. Reports submitted as evidence must comply with CUSPAP's specific requirements for expropriation assignments, including disclosure of the purpose and intended use of the appraisal, the effective date of valuation, and any hypothetical or extraordinary assumptions applied. Tribunal decisions frequently reference the quality and specificity of appraisal evidence in determining compensation awards.

    For New Tecumseth property owners, engaging an AACI-designated appraiser early in the expropriation process—ideally within 30 days of receiving the Notice of Expropriation—provides the strongest foundation for either negotiated settlement or tribunal advocacy. Early engagement allows the appraiser to inspect the property in its pre-expropriation condition, secure time-sensitive comparable sale data, and coordinate with legal counsel on strategic positioning. The combined cost of appraisal and legal representation, typically ranging from $10,000 to $40,000 for standard cases, is recoverable under the Expropriations Act and routinely results in compensation increases that significantly exceed these costs.

    Tottenham Ontario streetscape and properties requiring AACI-certified expropriation appraisal services for government land acquisition and compensation claims

    What AACI Certification and Professional Standards Apply to Expropriation Appraisal?

    The AACI (Accredited Appraiser Canadian Institute) designation represents the highest professional credential for real property appraisers in Canada, requiring a minimum of 300 hours of post-secondary education in real estate valuation, completion of comprehensive professional examinations, and accumulation of supervised practical experience under the governance of the Appraisal Institute of Canada. For expropriation assignments, the AACI designation ensures the appraiser possesses the technical competence to perform complex before-and-after valuations, injurious affection analyses, and expert testimony before the Ontario Land Tribunal.

    CUSPAP (Canadian Uniform Standards of Professional Appraisal Practice) establishes mandatory requirements for all AACI-designated appraisers conducting expropriation assignments in Ontario. Under current 2026 CUSPAP standards, expropriation appraisal reports must include specific disclosures regarding the legal authority for the taking, the effective date of valuation, the definition of market value applied, and any limiting conditions or extraordinary assumptions. The appraiser must demonstrate competency in the specific property type and geographic market, with peer review mechanisms ensuring report quality and compliance.

    Aion Appraisals & Consulting maintains strict adherence to both AACI professional standards and CUSPAP reporting requirements for all expropriation assignments in New Tecumseth and across southern Ontario. The firm's tribunal approval rate reflects the quality and defensibility of its expropriation reports. Continuing professional development requirements ensure appraisers remain current with evolving case law, tribunal procedures, and market analysis methodologies relevant to expropriation practice.

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    Lina Violo
    Lina Violo

    22 days ago

    Google

    We cannot say enough wonderful things about Ashita and the team at Aion Appraisals and Consulting. We own a waterfront property on Georgian Bay, and given the unique nature and value of a lakefront home, we knew we needed an appraiser who truly understood waterfront properties on a private road and the factors that can affect their value. From the beginning, Ashita was incredibly thorough, professional, knowledgeable, and genuinely committed to helping us through a very complicated situation. She took the time to understand not only our property, but also the circumstances surrounding the issues we were dealing with. Her appraisal report was exceptionally detailed and comprehensive. She went far beyond what we expected from an appraisal, taking the time to investigate the situation thoroughly and understand all of the factors affecting our property. What impressed us most was how far Ashita went above and beyond for us. She took the initiative to meet with township officials and made every effort to understand the situation from all sides. Her dedication, attention to detail, hard work, and professionalism were truly exceptional. We never felt like we were simply another appraisal client. Ashita genuinely cared about understanding our situation and making sure that our property and its unique circumstances were properly represented in her report. We are extremely grateful for all of Ashita’s hard work and efforts. Her knowledge of waterfront properties, combined with her thoroughness and dedication, gave us tremendous confidence during what has been a very stressful situation. We would highly recommend Aion Appraisals and Consulting, especially to anyone looking for an appraiser who understands the unique characteristics and value of waterfront property and is willing to truly go the extra mile for their clients. Thank you, Ashita, for everything you have done for us! ⭐⭐⭐⭐⭐

    Response from Aion Appraisals

    Thank you so much, Lina — this means a great deal to us. Waterfront properties on private roads bring a unique set of valuation factors, and we're glad Ashita's thoroughness gave you the confidence you needed during a stressful process. Her willingness to go the extra mile, including meeting directly with township officials, is exactly the standard we hold ourselves to at Aion Appraisals and Consulting. We'll be sure to pass along your kind words to her. Thank you for trusting us with your Georgian Bay property, and for taking the time to share such a detailed review! - The Aion Appraisals Team

    22 days ago

    Jeff Wright
    Jeff Wright

    about 1 month ago

    Google

    I recently worked with Aion Appraisals & Consulting Team for a commercial appraisal of my new office unit, and the experience was excellent. Ashita Chandra was fantastic throughout the entire process. She was very responsive, arranged a site visit quickly, and kept everything moving efficiently. Most importantly, she delivered all the required documentation within the timeframe she committed to. Her professionalism, reliability, and excellent communication made the process smooth and stress-free. I would highly recommend Ashita and the Aion Appraisals & Consulting Team to anyone in need of commercial appraisal services.

    Response from Aion Appraisals

    Thank you so much, Jeff. We're glad the appraisal of your new office unit went smoothly, and it's great to hear that Ashita kept things moving and delivered on the timeline she promised — that's exactly what we aim for on every commercial assignment. We'll be sure to pass your kind words along to her. Congratulations on the new space, and please don't hesitate to reach out if you need anything down the road. — The Aion Appraisals Team

    about 1 month ago

    Kyron Slazar
    Kyron Slazar

    about 2 months ago

    Google

    Needed a commercial appraisal done for a mortgage approval. Aion got me in pretty quick(week after I called) and was very communicative while the report was being done despite an impatient and confusing lending party.

    Response from Aion Appraisals

    Thank you, Kyron! We appreciate you taking the time to share your experience. Commercial appraisals for mortgage approvals often come with tight timelines and a lot of moving parts, so we're glad we could keep things on track and keep you informed throughout — even with the added complexity on the lending side. If you ever need another appraisal or have questions down the road, we're always happy to help. - The Aion Appraisals Team

    about 2 months ago

    Expertise You Can Bank On

    Aion Appraisals & Consulting is proudly directed by Ashita Chandra, AACI, P.App, a professional designated with the Appraisal Institute of Canada. With over two decades of experience within the real estate sector, we provide a profound depth of local insight, specializing in commercial valuation across Southern Ontario and the Greater Toronto Area.

    Our work is defined by its unwavering precision and reliability. Ashita prepares lender-ready commercial appraisals trusted by Canada's Big Six banks and leading private lending institutions. Every valuation engagement we manage is executed in strict accordance with the Canadian Uniform Standards of Professional Appraisal Practice (CUSPAP), ensuring that our clients receive a sophisticated product built to withstand the highest tier of professional scrutiny.

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    Expropriation Appraisal in New Tecumseth

    How our services integrate with the local commercial real estate market

    What Is Expropriation Appraisal and Who Needs It in New Tecumseth?

    Expropriation appraisal determines the fair market value of property being acquired by a government authority for public purposes, with typical engagement fees in southern Ontario ranging from $4,000 to $15,000+ depending on property complexity. In New Tecumseth—a municipality of approximately 41,939 residents spanning Alliston, Beeton, and Tottenham—expropriation activity has increased as Simcoe County and the Province of Ontario invest in highway upgrades, water and wastewater infrastructure, and transit corridor planning. AACI-designated appraisers prepare these valuations under strict CUSPAP standards, ensuring every opinion of value is independently defensible before the Ontario Land Tribunal or Superior Court of Justice.

    • Service Scope: Expropriation appraisals cover full takings, partial takings, and injurious affection claims. The appraiser evaluates the property's highest and best use before and after the taking, applying the three recognized valuation approaches—cost, income, and direct comparison—as required by CUSPAP and the Ontario Expropriations Act, R.S.O. 1990, c. E.26. Reports must withstand cross-examination and peer review.
    • Common Applications: Property owners in New Tecumseth typically require expropriation appraisals when the County of Simcoe widens regional roads, when the Town acquires land for parkland dedication or stormwater management, or when utility providers such as Enbridge or Hydro One require easements. Legal counsel representing claimants before the Ontario Land Tribunal also commission these reports to support compensation negotiations.
    • Property Types Covered: Expropriation appraisals in New Tecumseth encompass agricultural parcels along rural concession roads, residential lots affected by road widenings in Alliston's growth areas, commercial properties along Highway 89 and Industrial Parkway, and mixed-use sites in Beeton and Tottenham's historic downtown cores.
    • Industry Context: As of 2026, southern Ontario's infrastructure spending continues to drive expropriation activity, with the Province committing over $190 billion to transit, highway, and hospital construction over the next decade. New Tecumseth's position along the Highway 400-series corridor and its designation as a growth community under the provincial Growth Plan make it a frequent target for land acquisition proceedings.

    How Does the Expropriation Appraisal Process Work?

    The expropriation appraisal process follows a structured four-phase methodology typically completed within 5–7 business days for standard engagements, though complex partial-taking or injurious affection assignments may require 10–15 business days. Each phase is designed to build a defensible, CUSPAP-compliant opinion of market value as of the valuation date specified in the Notice of Expropriation.

    1. Initial Consultation: The appraiser reviews the Notice of Expropriation, expropriation plan, and any offer of compensation issued by the expropriating authority. Preliminary title searches confirm legal descriptions, easements, and encumbrances. The scope of the engagement is defined, including whether the assignment involves a full taking, partial taking, or injurious affection to remaining lands. Legal counsel is typically copied on the retainer letter to ensure privilege protection.
    2. Property Inspection: An AACI-designated appraiser conducts a thorough on-site inspection lasting 2–4 hours depending on property size. In New Tecumseth, inspections account for rural lot configurations, agricultural improvements such as tile drainage and outbuildings, and municipal servicing status. The appraiser photographs and measures all improvements, documents site characteristics including topography, access, and environmental conditions, and notes any features that contribute to or detract from market value.
    3. Market Analysis: The appraiser researches comparable sales from MLS, GeoWarehouse, and municipal records across New Tecumseth and surrounding Simcoe County communities. For partial takings, a before-and-after valuation methodology quantifies the impact on the remainder parcel. Income-producing properties require analysis of lease structures, market rents, and capitalization rates, while agricultural properties demand assessment of soil classifications, crop yields, and farmland sale trends typically ranging from $25,000 to $65,000 per acre in the region.
    4. Report Delivery: The final appraisal report is delivered as a comprehensive narrative document meeting CUSPAP and Ontario Land Tribunal evidentiary standards. Reports typically range from 60 to 120+ pages and include market analysis, comparable sale adjustments, valuation reconciliation, and a clearly stated opinion of market value as of the expropriation date. All reports are certified by an AACI-designated appraiser and formatted for submission to legal counsel, the Ontario Land Tribunal, or the Superior Court of Justice.

    Why Is Expropriation Appraisal Important for New Tecumseth Property Owners?

    Property owners who accept an expropriating authority's initial offer without obtaining an independent appraisal frequently leave 15–40% of fair compensation on the table. An AACI-designated expropriation appraisal ensures the property owner's interests are protected through a rigorous, independently verified opinion of market value that meets the evidentiary requirements of Ontario's compensation framework.

    • Financial Decisions: Expropriation compensation is calculated based on the property's market value at the date of expropriation, plus disturbance damages and business loss where applicable. In New Tecumseth, where residential lot values in Alliston's growth areas now range from $350,000 to $700,000+ and agricultural parcels command premium prices due to development potential, the difference between an authority's initial offer and a professionally appraised value can represent tens or hundreds of thousands of dollars.
    • Risk Management: Without a CUSPAP-compliant appraisal, property owners lack the documentary evidence needed to challenge an inadequate offer before the Ontario Land Tribunal. The Expropriations Act entitles owners to reasonable appraisal costs as part of the compensation package, meaning the cost of obtaining a professional valuation is typically recoverable from the expropriating authority.
    • Market Positioning: A defensible appraisal report positions the property owner to negotiate from a position of documented market evidence rather than relying on the expropriating authority's valuation, which inherently serves the public interest rather than the owner's financial interests. Negotiated settlements based on independent appraisals resolve approximately 70–80% of expropriation disputes without proceeding to a full hearing.
    • Regulatory Compliance: Under Ontario's Expropriations Act, the expropriating authority must provide an offer based on an appraisal. Property owners have the statutory right to obtain their own independent appraisal and to have those costs reimbursed. AACI-designated appraisers are recognized by the Ontario Land Tribunal as qualified experts, and CUSPAP-compliant reports meet the evidentiary standards required for tribunal proceedings and Superior Court litigation.

    What Should New Tecumseth Property Owners Know Before Ordering an Expropriation Appraisal?

    The single most critical step is engaging an AACI-designated appraiser as early as possible after receiving a Notice of Expropriation—ideally before responding to or accepting any offer from the expropriating authority. Delay can compromise the appraiser's ability to inspect the property in its pre-expropriation condition and may weaken the owner's negotiating position.

    • Valuation Factors: Key elements affecting expropriation values in New Tecumseth include the property's official plan designation, zoning classification under the Town's comprehensive zoning by-law, proximity to municipal services, and highest-and-best-use potential. Agricultural properties with development potential along the Highway 89 corridor or within the Alliston settlement boundary command premiums of 200–500% above pure agricultural value due to speculative land demand.
    • Market Trends: As of 2026, New Tecumseth's real estate market reflects continued growth pressure driven by Honda Canada's Alliston manufacturing operations, expanding commercial development along Industrial Parkway, and residential subdivision approvals in all three settlement areas. The County of Simcoe's ongoing regional road improvement program and the Town's master servicing plan continue to generate expropriation activity affecting both urban and rural properties.
    • Professional Standards: AACI-designated appraisers must complete a minimum of 300 hours of post-secondary education in real estate valuation, pass comprehensive professional examinations, and accumulate supervised experience before earning the designation from the Appraisal Institute of Canada. CUSPAP-compliant expropriation reports must include specific disclosures regarding the purpose of the appraisal, the effective date of valuation, and any hypothetical or extraordinary assumptions.
    • Best Practices: Property owners should retain legal counsel experienced in expropriation law alongside their appraiser to ensure coordinated strategy. All property records—including surveys, tax assessments, lease agreements, environmental reports, and building permits—should be assembled before the appraiser's inspection. Owners should avoid making improvements or changes to the property after receiving a Notice of Expropriation, as post-notice improvements are generally excluded from compensation calculations.

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    Frequently Asked Questions about Expropriation Appraisal in New Tecumseth

    What does an expropriation appraisal involve in New Tecumseth?

    Expropriation appraisal in New Tecumseth involves property inspection, market research, comparable analysis, and AACI-certified report preparation meeting CUSPAP standards and Ontario Land Tribunal evidentiary requirements. Reports typically span 60–120 pages and include before-and-after valuations for partial takings, disturbance damage calculations, and full reconciliation of the three valuation approaches.

    How long does an expropriation appraisal take in New Tecumseth?

    Expropriation appraisals in New Tecumseth typically take 5–7 business days from inspection to final report delivery, with 2–3 days for site inspection and 3–4 days for market analysis and report preparation. Complex partial-taking or injurious affection assignments may require 10–15 business days. Rush services are available at a 25–40% premium for urgent tribunal deadlines.

    How much does an expropriation appraisal cost in New Tecumseth?

    Expropriation appraisals in New Tecumseth range from $4,000 for straightforward residential takings to $15,000+ for complex commercial or agricultural partial-taking assignments. Standard residential or small commercial engagements average $5,000–$8,000. Under Ontario's Expropriations Act, reasonable appraisal costs are typically recoverable from the expropriating authority.

    Which properties require expropriation appraisals in New Tecumseth?

    Properties requiring expropriation appraisals include agricultural parcels along concession roads, residential lots in Alliston growth areas, commercial sites on Highway 89, and rural lands affected by utility easements. Any property subject to a Notice of Expropriation from municipal, county, provincial, or federal authorities qualifies for an independent appraisal under the Expropriations Act.

    What factors affect expropriation appraisal values in New Tecumseth?

    Key factors include zoning classification, official plan designation, proximity to municipal services, highest-and-best-use potential, and comparable sale evidence from Simcoe County markets. Agricultural parcels with development potential along the Alliston settlement boundary can command premiums of 200–500% above pure agricultural value due to speculative demand.

    What documentation is needed for an expropriation appraisal in New Tecumseth?

    Required documentation includes the Notice of Expropriation, expropriation plan, current survey, property tax assessment notice, any existing leases, environmental reports, and building permits. Title searches confirming legal descriptions, easements, and encumbrances are also essential. Providing complete records before inspection improves report accuracy and turnaround time.

    How does expropriation appraisal differ from standard commercial appraisal?

    Expropriation appraisal requires before-and-after valuation methodology, injurious affection analysis, and disturbance damage calculations not present in standard commercial appraisals. Reports must meet Ontario Land Tribunal evidentiary standards and withstand cross-examination by opposing counsel. Standard commercial appraisals focus solely on current market value for financing or transaction purposes.

    When is an expropriation appraisal typically needed in New Tecumseth?

    Expropriation appraisals are needed immediately after receiving a Notice of Expropriation from any government authority, before accepting any compensation offer. Common triggers in New Tecumseth include County of Simcoe road widenings, Town parkland acquisitions, Hydro One transmission easements, and provincial highway corridor expansions affecting private property.

    What are the lender and tribunal requirements for expropriation appraisals?

    The Ontario Land Tribunal requires appraisals from AACI-designated professionals meeting CUSPAP standards, with reports valid as expert evidence for compensation hearings. All major lenders including TD, RBC, Scotiabank, BMO, and CIBC accept AACI-certified reports. Tribunal reports must include specific statutory disclosures and withstand cross-examination.

    What qualifications do expropriation appraisers need in New Tecumseth?

    AACI designation from the Appraisal Institute of Canada is required, ensuring appraisers have completed minimum 300 hours of post-secondary valuation education, passed comprehensive examinations, and accumulated supervised experience. Expropriation specialists must also demonstrate familiarity with the Ontario Expropriations Act, tribunal procedures, and before-and-after valuation methodology.

    Can expropriation appraisal costs be recovered in New Tecumseth?

    Ontario's Expropriations Act entitles property owners to recover reasonable appraisal and legal costs from the expropriating authority as part of the compensation package. This means the cost of obtaining an independent AACI-certified appraisal is typically reimbursed, making professional valuation a cost-neutral investment for most property owners facing expropriation.

    What is injurious affection and how does it apply in New Tecumseth?

    Injurious affection is the reduction in value of remaining land caused by expropriation of a partial parcel or by construction of public works, compensable under Ontario's Expropriations Act. In New Tecumseth, common examples include loss of road frontage from road widenings, noise impacts from infrastructure projects, and reduced agricultural productivity from severed farm parcels.

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