Property Types
Retail, office and industrial sites, where access and parking carry more value than the ground.
On a commercial site the land itself is rarely the point. Value sits in visibility, in how easily customers and deliveries reach the site, in the parking count and in how vehicles circulate once they arrive.
A highway project that takes a narrow strip of frontage can leave the building untouched and still reduce what the property is worth, because it has changed every one of those things. In Florida it may also give rise to a separate claim for damage to the business trading there.
The short answer
Examine access, parking count and circulation before you examine the price per square foot. Then ask whether business damages are in play, because Florida allows them where most states do not.
Entrances, medians and turning movements.
Read moreDamage to the business itself.
Read moreFrontage strips and corner takes.
Read moreHarm to the site that remains.
Read moreThe site as it functions afterwards.
Read moreOwner occupied and tenanted premises.
Read moreParking counts frequently tie to planning requirements. Dropping below a threshold can affect what the site may lawfully be used for.
A relocated or narrowed entrance changes how traffic reaches the site, and for retail that is close to the whole asset.
Losing inbound turns from one direction can halve the catchment without taking additional land.
Trucks need turning room. A take that removes it may make the site unusable for its current occupier.
Appraisals sometimes assume a fix such as re-striping. Test whether it is practical and whether its cost was counted.
Section 73.071(3)(b) conditions include the business having been established more than five years where the taking occurs on or after 1 January 2005.
Very possibly. Florida requires full compensation, and a frontage take harming access, parking and visibility reduces the value of the property even though no structure was acquired.
Through its effect on the value and usability of what remains, which is what the severance analysis is for.
Section 73.071(3)(b) allows business damages in defined circumstances. This is one of the clearest ways Florida differs from most states, and it is easily missed.
Effects on occupancy and income feed into the value of the remainder, and the business damages question may also arise. Raise both early.
Explore Florida resources matched to your property type, the project affecting it, and the stage you have reached.
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