Purpose: Scope of Work for UASFLA-Compliant Real Property Appraisal Services Target Project Delivery Date: November 30, 2026 Proposal Due Date: October 8, 2026 For questions: Procurement Specialist James Marcum (jmarcum@srra.org)

1. Background

The Southwest Regional Recreation Authority (SRRA), operating as Spearhead Trails, is seeking bids for a Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA / “Yellow Book” standard) compliant appraisal of six (6) parcels totaling ±180 acres in Wise County, Virginia. The appraisal must be UASFLA compliant from the outset, not adapted from another appraisal to fit the standard.

Note: SRRA will separately arrange for an independent appraisal review performed by a Virginia state-certified general real estate appraiser in accordance with UASFLA, USPAP, applicable Uniform Act requirements, and Virginia LWCF requirements. This appraisal review is outside the Contractor's scope. However, the Contractor's appraisal report must be prepared in compliance with UASFLA and with sufficient documentation to support independent technical review and approval.

2. Project Objectives

• Obtain a defensible opinion of market value, as defined by UASFLA Section 1.2.4, for each of six identified parcels (±180 acres total) in Wise County, Virginia.

• Produce appraisal documentation for federal and state standards.

• Complete the assignment within SRRA's target timeframe (see Section 7: Timeline).

3. Scope of Work This is a one-time, defined-scope appraisal engagement covering six identified parcels.

SRRA will provide the parcel list (owner names, tax map/parcel IDs, and approximate acreage per parcel) and available existing records at project start. All six parcels are to be acquired in whole (fee simple); none involve partial takings from a larger parent tract.

Client: Southwest Regional Recreation Authority, subject to any required designation or concurrence by the Commonwealth of Virginia’s LWCF administering agency.

Intended users: SRRA, the Commonwealth of Virginia’s LWCF administering agency, the appraisal review appraiser, and other governmental entities responsible for reviewing, approving, funding or auditing the acquisition.

Intended use: To establish a supportable opinion of market value for acquisition, determination of just compensation, appraisal review, LWCF grant administration, reimbursement, audit and related governmental acquisition purposes.

Effective date of value: Will normally be the date of the appraiser’s most recent physical inspection of the parcel unless SRRA or the Commonwealth’s LWCF administering agency provides a different written instruction consistent with applicable requirements.

Task 1: Assignment Scoping & Parcel Data Package

• Review SRRA's parcel list, tax records, deeds, and any existing survey or title information for the six subject parcels.

• The Contractor shall analyze whether any parcels constitute a single larger economic unit based on unity of ownership or control, contiguity and unity of use. Tax parcel boundaries alone shall not dictate the appraisal unit. Any recommendation to combine parcels for valuation shall be disclosed promptly and approved in writing before completion of the report.

• Confirm scope of the appraisal problem for each parcel (fee simple interest, whole-property acquisition) and identify any parcel-specific complicating factors (e.g., improvements, easements, access issues, environmental concerns) prior to inspection.

• The appraisal shall identify and analyze all known estates, easements, leases, rights-of-way, reservations, mineral interests, timber interests, access rights, encroachments, licenses and other encumbrances affecting the parcel. The report shall clearly state whether the interest appraised is fee simple estate, fee simple subject to identified encumbrances, or another specifically defined interest.

• Confirm reporting format and whether parcels will be presented as a single combined report or as separate parcel-specific reports (Contractor's recommendation, subject to written concurrence from SRRA and the Commonwealth's LWCF administering agency.).

Task 2: Property Inspection & Owner Coordination

• Provide each property owner, or the owner's designated representative, a reasonable opportunity to accompany the appraiser during the property inspection, consistent with UASFLA Section 1.2.6.4.

• Document the date, method, and result of the invitation, identify any person who accompanied the appraiser, and include this documentation in the appraisal report or appraisal project file.

Task 3: Market Research & Valuation Analysis

• Research and verify comparable sales data for each parcel's market area.

• Determine and support the highest and best use of each parcel by addressing the four required tests: physically possible, legally permissible, financially feasible and maximally productive. The analysis shall be based on market evidence and economic use of the property, without attributing value based on SRRA’s proposed use, public benefit, conservation objectives, recreational objectives, grant availability or special value to the acquiring agency.

• Comparable sales shall be verified with a party to the transaction or another reliable source wherever reasonably possible. The report shall identify the verification source, financing terms, conditions of sale, property rights conveyed and any circumstances affecting the transaction. Comparable properties shall be inspected to the extent required by UASFLA and appropriate to the assignment.

• Apply UASFLA's required market value definition (Section 1.2.4), value to the property, not value to SRRA or the public.

Task 4: Appraisal Report Preparation

• Prepare a written UASFLA appraisal report with sufficient narrative discussion, data, analysis and documentation to comply with UASFLA Section 2 and USPAP Standard

2. Restricted appraisal reports and oral appraisal reports are not acceptable.

• Each report shall contain the appraiser’s signed certification meeting USPAP Standard 2 and all additional certification statements required by UASFLA Section 2.3.1.4, without material alteration.

• Separate reports are preferred unless the Contractor recommends, and SRRA and the Commonwealth’s LWCF administering agency approve, a UASFLA-compliant project appraisal report. Any combined report must include a clearly identifiable and independently reviewable analysis and value conclusion for each parcel or appraisal unit.

• Structure documentation consistent with UASFLA's Appraisal Report Documentation Checklist (Appendix A) and Recommended Format for Federal Appraisal Reports (Appendices B and C).

• Deliver draft report(s) to SRRA for administrative review limited to factual accuracy, parcel identification, completeness of supplied documents and conformity with the contractual deliverables. SRRA shall not direct or influence the appraiser’s selection of market data, methodology, adjustments, analysis or value conclusions. Technical appraisal review and acceptance will be performed through the independent review process.

Task 5: Final Delivery & Review Support

• Following SRRA's limited administrative review, deliver signed appraisal report(s) suitable for independent appraisal review. If revisions are required as a result of the appraisal review process, provide a revised signed report or signed appraisal addendum, as appropriate.

• The contract price shall include one complete response cycle to written comments from SRRA’s administrative review and the independent appraisal review appraiser, including reasonable corrections, clarifications, supplemental support and revisions necessary to obtain appraisal approval, provided such revisions do not materially change the property interest, effective date, legal instructions or fundamental appraisal problem.

4. Deliverables

5. Appraisal Standards

All work shall conform to the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA, 2016 edition, the "Yellow Book") as the controlling standard, with USPAP applied as a supplemental/underlying standard. Where the two conflict, UASFLA governs. At minimum, the Contractor's appraiser(s) shall:

• Hold current Virginia certification as a Certified General Real Estate Appraiser.

• The appraiser shall be familiar with the entire 2016 UASFLA before bidding on, accepting, or beginning the assignment, consistent with the current LWCF Manual.

The appraiser shall also properly address any applicable jurisdictional exceptions as discussed in UASFLA Section 1.2.7.2.

# Deliverable

1 A draft written UASFLA appraisal report for each parcel or approved appraisal unit. A combined project appraisal report may be used only with prior written concurrence from SRRA and the Commonwealth’s LWCF administering agency and must contain a separate, independently reviewable analysis and value conclusion for each parcel or appraisal unit.

2 A final signed appraisal report incorporating appropriate administrative corrections and responses to the independent appraisal review. Each final report shall be delivered as a searchable, bookmarked PDF.

3 For each parcel or appraisal unit:

• UASFLA market-value opinion;

• effective date of value, inspection date and report date;

• legal description and property-rights description;

• ownership and applicable sales-history analysis;

• highest-and-best-use analysis addressing all four tests;

• consideration of all applicable approaches to value;

• comparable-sale documentation, verification, photographs and location maps;

• subject photographs and relevant maps, plats and aerial imagery;

• identification of extraordinary assumptions, hypothetical conditions and written legal instructions;

• signed USPAP and UASFLA certification;

• appraiser qualifications and current Virginia license; and

• documentation that the owner or designated representative was provided a reasonable opportunity to accompany the inspection.

4 A completed UASFLA Appendix A Appraisal Report Documentation Checklist for each report or appraisal unit.

5 One written response cycle addressing administrative comments and independent appraisal-review comments, including reasonable corrections, clarifications, supplemental support and revisions necessary for appraisal approval. A material change in the property interest, effective date, legal instructions or appraisal problem will be treated as an amendment to the assignment.

6 Supporting electronic exhibits and data relied upon in the appraisal, subject to applicable licensing, confidentiality and copyright restrictions.

• Determine highest and best use on an economic basis only for each parcel.

• Do not develop or report a separate opinion of prospective marketing time. Use the

UASFLA definition of market value, which presumes reasonable exposure in the open market, and do not substitute a USPAP or lending-related definition of market value.

• Do not include a separate numerical exposure-time opinion unless expressly required in writing by the reviewing agency and permitted under UASFLA.

• Because these are represented as total fee-simple acquisitions, the before-and-after method applicable to partial acquisitions is not presently anticipated. The appraiser shall consider the applicability of the sales comparison, income capitalization and cost approaches, apply those necessary to produce credible assignment results, and explain the exclusion of any approach.

6. Technical Environment

• SRRA will provide, at kickoff, the parcel list with tax map/parcel IDs, owner names, and approximate acreage for all six parcels.

• SRRA will provide access to existing deeds, surveys, and any prior valuation or title information in its possession.

• Before appraisal development begins, SRRA, in coordination with the Commonwealth’s LWCF administering agency, will provide or approve the legal description, parcel identification, property interest to be acquired, intended use, intended users, effective-date instruction, and all written legal or appraisal instructions. The appraiser shall immediately notify SRRA of any inconsistency, ambiguity, acreage discrepancy, boundary issue, ownership issue or apparent deficiency.

• SRRA will facilitate initial contact with property owners for inspection scheduling.

• State-certified review appraiser coordination will be arranged by SRRA, not the

Contractor (see Section 1 note).

7. Timeline

SRRA's target is receipt of the Contractor's initial signed appraisal report(s) by November 30, 2026.

Due to the abbreviated project schedule, contractors who are unable to meet SRRA's target delivery date are encouraged to submit proposals with the earliest achievable completion date.

While SRRA reserves the right to consider all evaluation factors identified in this solicitation, the ability to complete the work in accordance with the scope and as close as practical to the target delivery date will be given significant consideration during proposal evaluation.

Completion of the independent appraisal review process and any required revisions may occur thereafter unless otherwise directed by SRRA.

8. Contractor Qualifications

• Current Virginia Certified General Real Estate Appraiser license.

• Demonstrated experience preparing UASFLA ("Yellow Book")-compliant appraisals for federally assisted or federal land acquisitions.

• Experience with LWCF, other federal grant-funded acquisitions, or eminent domain/ public acquisition appraisal work is strongly preferred.

• Familiarity with rural/recreational land valuation in Southwest Virginia.

• Ability to complete multiple parcel inspections and reports within the proposed schedule.

9. Coordination & Staffing

The Contractor will coordinate primarily with SRRA's designated project lead for scheduling, owner contact, and document exchange. Property owner outreach for scheduling purposes will be facilitated by SRRA; direct owner communication regarding valuation matters will be handled by the Contractor consistent with UASFLA and appraiser independence requirements.

10. Proposal & Evaluation

Because SRRA has not pre-set a project budget, proposals must include a detailed breakdown by task (see Section 3) sufficient for SRRA to evaluate value and scope fit; SRRA will use submitted proposals to inform final budget determination. Proposals will generally be evaluated on:

• Relevant experience and qualifications (Section 8)

• Demonstrated experience preparing UASFLA-compliant appraisals that have successfully completed independent appraisal review for federally assisted or federal land acquisitions

• Proposed approach and understanding of the scope

• Proposed timeline and its fit with SRRA's needs

• References from comparable projects, with at least one reference from a UASFLA

(Yellow Book), LWCF, federally assisted acquisition, or other comparable public acquisition appraisal assignment, if the proposer has such experience