What Is a Highest and Best Use Study
A highest and best use (HBU) study is an independent analysis that answers a single question: What should be built on this site, or what should be done with this property, to produce the maximum risk-adjusted value? It is the foundational analytical step in real estate development, valuation, and investment decision-making, preceding both the feasibility study and the appraisal in a disciplined analytical sequence.
The concept is defined by the Appraisal Institute as the reasonably probable use of a property that is legally permissible, physically possible, financially feasible, and maximally productive. These four tests are applied sequentially, first to the site as if vacant (what would be built today if the land were empty) and then to the property as improved (whether to retain, renovate, or demolish existing improvements). When the value of the land as vacant exceeds the value of the property as improved minus demolition costs, the HBU conclusion supports redevelopment.
MMCG delivers HBU studies as standalone consulting assignments under the framework contemplated by USPAP Advisory Opinion 21, which distinguishes valuation services that do not constitute an appraisal from regulated appraisal practice. Our studies are prepared by analysts holding Appraisal Institute Practicing Affiliate designation, J.D., and FMVA certification, combining legal analysis, financial modeling, and market research into a single deliverable. For projects requiring a USPAP-compliant market value opinion, MMCG coordinates with MAI-designated appraisal partners to deliver the full analytical package.
For a comprehensive overview of our methodology across all asset classes, see our bankable feasibility study framework. For the relationship between HBU and project-specific viability analysis, see our feasibility study consultant page.
How HBU Relates to Feasibility Studies and Appraisals
These three disciplines form a sequenced decision funnel. Understanding where each sits in the analytical chain determines when to commission each and what each delivers.
A highest and best use study is property-centric and objective. It asks: What use of this property produces the highest residual land value? The HBU conclusion identifies the single most probable use but does not opine on whether a specific project meets a specific investor's financial objectives.
A feasibility study is project-centric and situational. It asks: Will this specific development, at this proposed scale, under these financing terms, generate sufficient cash flow to service debt and meet the borrower's investment criteria? The feasibility study takes the HBU conclusion as a given and tests whether the proposed program is viable. For SBA and USDA programs, the feasibility study is the primary lender-facing deliverable. See our SBA feasibility study and USDA feasibility study program pages.
An appraisal is value-centric and USPAP-regulated. It asks: What is the market value of this property at its highest and best use? The appraiser incorporates the HBU conclusion into the three approaches to value (sales comparison, income capitalization, cost approach) and delivers a certified opinion of market value signed by a state-licensed or certified appraiser.
MMCG's HBU study serves as the upstream analytical product that feeds both downstream workflows. Clients who commission the HBU before the feasibility study avoid the costly error of studying the wrong development program. Clients who commission the HBU before the appraisal give the appraiser an independent analytical foundation that strengthens the final value opinion.
The Four Tests of Highest and Best Use
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Test 1: Legally Permissible. The analysis identifies every use that current zoning, deed restrictions, covenants, easements, environmental regulations, historic preservation overlays, and HOA limitations permit. We evaluate three distinct legal pathways: by-right uses (permitted without discretionary approval), variance-eligible uses (uses achievable through area or use variances), and rezoning-eligible uses (uses achievable through legislative change where the analyst can demonstrate reasonable probability of approval based on comprehensive plan alignment, political feasibility, and precedent). MMCG's in-house legal analysis capability (J.D.) is the credibility signal that most competitors lack on this test.
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Test 2: Physically Possible. The analysis evaluates site characteristics that constrain or enable development: parcel size and shape, topography, soil and geotechnical conditions, frontage and access, utility infrastructure (water, sewer, power, gas, telecommunications), flood zone designation, seismic hazard, wetland delineation, and environmental contamination. For preliminary site screening, MMCG offers proprietary interactive tools including our FEMA flood zone and wetlands map, U.S. seismic hazard map, and USDA eligibility map.
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Test 3: Financially Feasible. The analysis models each legally permissible and physically possible use through a residual land value framework. For each candidate use, we estimate: development cost (hard costs, soft costs, financing costs), stabilized revenue (rent, NOI, or sale proceeds), required developer profit, and the residual land value the project can support. Any use that produces a positive residual land value passes the financial feasibility test. Data sources include MMCG database benchmarks, licensed commercial real estate platforms, and construction cost databases.
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Test 4: Maximally Productive. Among all financially feasible uses, the use that produces the highest residual land value after risk adjustment is the highest and best use. This is not simply the highest gross return. A use with a slightly lower gross IRR but substantially lower execution risk (shorter entitlement timeline, proven market demand, lower construction complexity) may produce a higher risk-adjusted value and therefore be the correct HBU conclusion.
As Vacant and As Improved
Every HBU study runs two parallel analyses. The as-vacant analysis treats the site as if no improvements exist and asks what would be built today given current market conditions, zoning, and site characteristics. The as-improved analysis evaluates existing improvements and determines whether the current use should continue, whether renovation or expansion would increase value, or whether demolition and redevelopment to a different use would produce a higher residual value.
The comparison between these two conclusions drives the actionable recommendation. When the as-vacant value exceeds the as-improved value (after accounting for demolition costs and lost income during redevelopment), the HBU supports demolition and new construction. When as-improved value exceeds as-vacant value, the HBU supports continued operation or renovation.
Related concepts that the study addresses where applicable include interim use (a temporary use that is the current HBU until market conditions support the ultimate HBU, such as surface parking on a site that will eventually support a high-rise), excess land (land that can be severed from the parent parcel and has its own independent HBU and separate market value), and surplus land (land that cannot be separately utilized but contributes to the overall value of the parent parcel).
Who Commissions Highest and Best Use Studies
Developers evaluating land acquisition. During 30 to 90 day due-diligence windows, developers need an independent answer to "what should I build here?" before committing to a development program and financing structure. The HBU study screens alternative uses and identifies the program that maximizes residual land value, preventing the costly error of pursuing the wrong development type.
Lenders and loan underwriters. SBA, USDA, and conventional lenders require USPAP-compliant HBU opinions within the appraisal for loan origination. Workout groups managing distressed assets commission standalone HBU studies to evaluate repositioning strategies for REO properties.
Eminent domain and condemnation attorneys. The Fifth Amendment requires just compensation at the property's highest and best use, not its current use. Government appraisers commonly undervalue by ignoring development potential that the property owner can demonstrate through a defensible HBU study. Standalone HBU analysis is a cornerstone of condemnation litigation strategy.
Property tax appeal specialists. Assessors frequently value functionally obsolete properties at their current use rather than their lower HBU, producing inflated assessed values. A defensible HBU study documenting that the property's maximum value use differs from its assessed use can be decisive in tax appeal proceedings.
Municipal governments and public agencies. Before disposing of surplus public property, agencies commission HBU studies to determine the optimal use, set minimum bid requirements, and structure RFP terms that maximize public benefit and fiscal return.
Corporate real estate and institutional investors. The office distress cycle has made HBU analysis essential for portfolio repositioning. National office vacancy reached approximately 22% in 2025, and office-to-residential conversions reached over 70,000 units in 2025, representing 42% of all adaptive reuse for the first time on record. Every conversion deal requires an HBU opinion before the capital stack closes.
Why HBU Analysis Matters More in 2026
Three structural forces have elevated the importance of highest and best use analysis across U.S. commercial real estate markets.
Office distress and adaptive reuse. National office vacancy closed 2024 at approximately 19.8% and continued climbing through 2025. The volume of office-to-residential conversions has reached record levels, driven by market forces and policy support including historic tax credits, state and municipal conversion incentive programs, and updated building codes. Any HBU study completed before 2022 on an office property is almost certainly stale. Lenders, investors, and municipalities are commissioning fresh HBU analysis to evaluate whether conversion, demolition, or continued office use maximizes value.
Zoning reform. State-level zoning legislation has quietly changed the legally permissible calculus on millions of parcels. Minneapolis 2040 eliminated single-family-only zoning citywide. Oregon HB 2001 requires middle housing in all cities over 10,000 population. California SB 9 and SB 10 permit lot splits and multiplexes statewide. Washington HB 1110 requires duplexes in all cities over 6,000 population. Each of these reforms creates parcels whose HBU has shifted from single-family to higher-density residential, but the market has not yet repriced most of this inventory. Property owners, developers, and tax assessors all need updated HBU conclusions.
Agricultural-to-commercial conversion pressure. Data center, solar farm, and logistics facility demand is driving conversion of agricultural land at unprecedented rates. Transitional agricultural parcels in growth corridors are trading at significant premiums to agricultural values. The HBU study evaluates rollback tax exposure, utility extension costs, rezoning probability, and the residual land value differential between continued agricultural use and conversion to commercial or industrial use.
What the HBU Study Delivers
MMCG's HBU deliverable is a professionally formatted report structured for reliance by lenders, attorneys, public agencies, and investment committees. The study includes:
A comprehensive legal permissibility analysis covering current zoning classification, by-right uses, variance and rezoning pathways, deed restrictions, environmental overlays, and regulatory constraints. A physical possibility assessment integrating site characteristics, infrastructure capacity, environmental screening, and development constraints. A financial feasibility model evaluating residual land values for each candidate use through discounted cash flow analysis, construction cost benchmarking, and market-derived revenue assumptions. A maximally productive determination identifying the single most probable use that produces the highest risk-adjusted value. All supporting data sources, market comparables, and analytical assumptions are documented with a complete audit trail.
For projects that require a USPAP-compliant market value opinion, MMCG coordinates with MAI-designated appraisal partners to deliver the combined HBU plus appraisal package. For projects that require subsequent project-specific viability analysis, the HBU study feeds directly into MMCG's feasibility study workflow. Learn more about the MMCG team and project experience.
HBU Study Cost
Fees vary based on parcel complexity, number of candidate uses requiring independent financial modeling, zoning and entitlement analysis depth, and intended use of the deliverable (pre-acquisition screening, litigation support, lender underwriting, public disposition). Standalone HBU for a single parcel with straightforward zoning starts lower than complex adaptive reuse or portfolio-level engagements requiring multiple scenario models.
Every engagement receives a fixed-fee proposal before work begins. No hourly billing, no scope creep. Our 50/50 payment structure (50% at engagement, 50% upon delivery) aligns MMCG's incentive with the client's outcome. Typical delivery is 3 to 6 weeks for a single-parcel standalone study. Expedited delivery is available for an additional fee.
Explore Related Feasibility Studies and Services
MMCG produces independent feasibility studies and consulting assignments across every major commercial real estate asset class. Our HBU methodology serves as the upstream analytical step that defines which property type and development program to test. Once the highest and best use is established, the project-specific viability analysis is delivered through our asset-class feasibility studies: hotel, multifamily, industrial, warehouse, retail, assisted living, self-storage, and 30+ additional property types.
For government-guaranteed financing, review our SBA feasibility study and USDA feasibility study program pages. For site-level screening tools, use our FEMA flood zone map, U.S. seismic hazard map, and USDA eligibility map.
For a detailed overview of our feasibility methodology across all property types and lending programs, see our bankable feasibility study framework.
Highest and Best Use (HBU) Study
Engagements are led by Michal Mohelsky, J.D., Practicing Affiliate of the Appraisal Institute. Feasibility studies are prepared under USPAP discipline, aligned with SBA SOP 50 10 8 for 7(a) and 504 loans and with 7 CFR Part 5001, Appendix A to Subpart D for USDA Business and Industry, REAP, and Community Facilities financing. Engagements start at $4,900 with fixed-fee scoping. Standard delivery is 9 to 16 business days, with rush turnaround available from 5 days. A senior analyst responds to proposal requests within 12 business hours from the firm's San Francisco office at 27 Maiden Lane, Suite 625.