Eminent Domain Compensation Calculator

Just compensation from appraised value and damages.

Legal Disclaimer

This calculator provides general estimates only and does not constitute legal advice. Laws, regulations, and court procedures vary significantly by jurisdiction. Consult a licensed attorney in your area for advice specific to your situation.

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How to Use This Calculator

Enter Total Acreage and Acres Being Taken to determine the proportional taking.
Set Fair Market Value per Acre and Total Improvements Value (structures, buildings).
Enter Improvements Taken % and Severance Damage % — the loss in value to the remaining property.
Input Special Benefits Offset % if the government project increases the remaining land's value.
Add Relocation Costs and any Lost Business Income eligible for compensation.
Review Total Just Compensation and compare against the government's initial offer to assess whether to negotiate.

How the result changes with Total Improvements Value ($)

Total Improvements Value ($)	Total Just Compensation	Property Compensation
5,000,000	$5,127,000.00	$5,112,000.00
17,500,000	$17,627,000.00	$17,612,000.00
32,500,000	$32,627,000.00	$32,612,000.00
45,000,000	$45,127,000.00	$45,112,000.00

What each input means

Total Property Acreage: Total acreage of the entire property before the taking.
Acres Being Taken: Number of acres the government is acquiring.
Fair Market Value per Acre ($): Appraised fair market value per acre.
Total Improvements Value ($): Value of all structures and improvements on the property.
Improvements Taken (%): Percentage of improvements that fall within the taken area.
Severance Damage (%): Estimated percentage loss in value to the remaining property (partial takings).
Special Benefits Offset (%): Value increase to remainder from the project (offsets severance damages).
Relocation Costs ($): Moving and relocation expenses under the Uniform Relocation Act.
Lost Business Income ($): Documented lost business income (where state law allows).

What each result means

Total Just Compensation: Complete compensation including property value, damages, and relocation.
Property Compensation: Compensation for property value (land + improvements + severance - benefits).
Land Value Taken: Fair market value of the acres acquired.
Improvements Value Taken: Value of improvements within the acquired area.
Severance Damages: Diminished value of the remaining property after a partial taking.
Special Benefits Offset: Value increase to remainder that offsets severance damages.
Before Value (Entire Property): Total property value before the taking.
After Value (Remainder): Estimated value of the remaining property after the taking.
Relocation Costs: Moving and relocation assistance.
Lost Business Income: Documented business income losses.
Compensation per Acre Taken: Total compensation divided by acres taken.
Remaining Acreage: Acres remaining after the taking.

How this is calculated

Worked example, using the default values

Identify Input Parameters
4 parameters
Total Property Acreage = 5, Acres Being Taken = 1, Fair Market Value per Acre ($) = 80000, Total Improvements Value ($) = 250000 = 9 input(s) provided
Calculate Total Just Compensation
Total Just Compensation = r(totalCompensation)
377000 = $377,000
Calculate Property Compensation
Property Compensation = r(propertyCompensation)
362000 = $362,000
Calculate Land Value Taken
Land Value Taken = r(landTakenValue)
80000 = $80,000
Calculate Improvements Value Taken
Improvements Value Taken = r(improvementsTakenValue)
250000 = $250,000