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Appendix H
MaineDOT Report on Economic and Land Value Impacts of Bypasses
Cover letter to Wiscasset Town Manager.................................................................................................H.3
Report on Economic Impacts of Bypasses..............................................................................................H.5
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MIDCOAST BYPASS TASK FORCE
Report on Economic and Land Value Impacts of Bypasses
July 3, 2008
Background:
The Maine Department of Transportation (MaineDOT) and the Federal Highway Administration
(FHWA) have undertaken the Wiscasset Route 1 Corridor Study to evaluate transportation alternatives
to relieve traffic congestion and improve safety along U.S. Route 1 in and around Wiscasset and Edge-
comb, Maine.
In October 2007 MaineDOT and FHWA completed the Wiscasset Route 1 Corridor Study Draft Envi-
ronmental Impact Statement and Draft Section 4(f) Evaluation (DEIS) and published the document for
public comments. During the comment period, Wiscasset Town Manager Arthur Faucher requested ad-
ditional information about the financial impacts that a bypass would have on property tax revenues.
Response:
In order to respond to these questions, MaineDOT reviewed research conducted by other states and
independent researchers. Significant research has been done throughout the United States on the eco-
nomic impacts of bypasses and also their impact on property values. While the findings vary from study
to study, it can be concluded that while in some instances there is a decrease and in others an increase in
tax revenues, generally there is no significant net change to property values and thus no significant net
change to property tax revenues. A listing of the applicable research documents is attached at the end of
this report, along with a summary of each study’s findings. Research was done on the economic impacts
of bypasses as well as on property values, since the economic health of a community can impact prop-
erty values as well. Perhaps this research is best summed up by Leong and Weisbrod (Reference B.1.):
The wide range of highway bypass studies carried out around the country
provide a generally consistent story. They indicate that highway bypasses
are seldom either devastating or the savior of a community business district.
The locational shift in traffic can cause some existing businesses to turn over
or relocate, but net economic impacts on the broader community are usually
relatively small (positive or negative). Communities and business districts that
have a strong identity as a destination for visitors or for local shoppers (such
as Stillwater) are the ones that are most likely to be strengthened due to the
reduction in traffic delays through their centers. However, there is also a broad
perception that adequate signage to the bypassed business center is an impor-
tant need (and concern) for ensuring its continued success.
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The following paragraphs provide further information for the question posed.
The DEIS identifies 25 to 33 residences and 12 to 15 businesses, depending on the specific bypass al-
ternative that is ultimately chosen, that may be displaced by a bypass. The DEIS also identifies 15 to 35
residences and 10 to 22 business that will be induced to locate from out-of-town to within 1,000’ of the
access points of the bypass. This induced growth will therefore serve to neutralize or even supplement
any displacements that do not relocate within the town boundaries.
Research indicates the impacts of a bypass on property values cannot be calculated with certainty, since
property values fluctuate constantly based on a wide variety of factors, including the general national,
state and local economies. Proximity of a property to a newly constructed bypass is one factor that may
have an effect on the value of the property. However, it is not possible to quantify these potential affects
with any certainty. Some properties may be negatively affected, while others will benefit from the reduc-
tion in congestion that will be provided by the bypass.
Studies have shown that most if not all of displaced residences and business will relocate in the same
town, resulting in no significant net loss or gain in tax revenues (see attached reference summaries).
Implementation of a pro-active municipal land-use plan and zoning ordinances and the establishment
of growth areas can help to mitigate any potential negative impacts to the towns’ residences and busi-
nesses, tax revenues and unplanned growth. In accordance with 2008 changes to 30-A MRSA §4314
subparagraph 3 – Rate of Growth, Zoning and Impact Fee Ordinances, MaineDOT can assist the town’s
efforts to identify growth areas as part of its development of a municipal comprehensive land use plan
or a stand-alone transportation plan. In addition, MaineDOT can assist the town in the development of a
master plan within 1,000 feet of the approaches to a bypass, as funding permits.
REFERENCES & SUMMARIES
A. Property Value Studies
1. Impact of Highways on Property Values: Case Study of the Superstition Freeway Corridor, Arizona
Department of Transportation.
• Access benefits are transferred from highway users to non-users through changes in property
values.
• Freeway construction may have an adverse impact on some properties, but in the aggregate,
property values tend to increase with freeway development.
• Not all property values are affected by freeways in the same way. Proximity to the freeway
was observed to have a negative effect on the value of detached single-family homes in the US
60 corridor, but to have a positive effect on multifamily residential developments (e.g.,
condominiums) and most commercial properties.
• Given the beneficial effects of freeway development on the value of certain types on
properties, local governments may benefit from appropriate planning and zoning decisions in
the vicinity of a freeway corridor.
2. This study reviewed 9,359 sales records and interviews with owners of homes and businesses. In
each of five study
areas, hedonic pricing techniques, with all variables kept constant except those under examination,
produced a quality-adjusted price index. This index for the years during which a highway was
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opened was then compared with an index for a comparable area not affected by highway change.
Owner perceptions concerning highway impacts, gained from 383 interviews, were also analyzed.
• Each property sale was investigated to exclude any invalid transactions or sales where
extensive improvements might influence appreciation. Validity to the 95 percent confidence
level was the norm for hedonic regressions and related statistical computations.
• Improved access to residential areas provided by highway construction resulted in property ap
preciation 15-17 percent greater than comparable properties that lacked such access advantage.
• Even where highest noise level readings occurred, accessibility-induced property appreciation
more than offset noise-induced depreciation. Highway noise had little effect on commercial,
industrial, or residential properties greater than 600 feet from the highway.
3. Property Values and Highway Expansions: An Investigation of Timing, Size, Location, and Use
Effects, by Cambridge Systematics, Inc. and the Department of Civil Engineering, at The University
of Texas, presented at the 81st Annual Meeting of the Transportation Research Board. Excerpts
from that study follow:
• The effects of transportation improvements on real estate markets have been well-studied but
are still not well understood. There have been numerous studies on the effects of transportation
improvements on real estate values. (See, e.g., Huang [1994] and TRB [1995] for summaries
of recent highway capitalization studies.) Most analyze the effects of highway expansions or
original construction on residential sale prices, with the goal of establishing the economic
impacts of highway construction.
• In his extensive literature review, Huang (1994) found that virtually every major land use study
came to the conclusion that transportation improvements positively affect the value of nearby
land. While the estimates of those effects ranged from almost nonexistent to over a 10 percent
increase in property values over the region-wide sale prices, it was difficult for Huang to
compare the model results due to differences in externalities across regions.
• In a study of median housing prices and monthly rents in the San Francisco Bay Area,
Kockelman (1997) showed a strong positive association between accessibility and land prices,
after controlling for a wide variety of other variables, including parcel size and square footage
of development. Evidently, homeowners and renters do value improvements to the
transportation network, whether their perception of the travel benefits is direct or indirect.
• Mikelbank’s work (2001) suggested that home prices rise in response to transportation
improvements that occur along shortest-path routes connecting individual homes to the
region’s CBD or to the local shopping center; in general, however, prices fell as a response
to nearby transportation-related construction. Mikelbank’s work relied on spatially correlated
hedonic models, and controlled for a series of minor and major transportation investments prior
to and during a 13-year period in two Ohio counties. This research differs from existing work
in that it examines commercial property responses to a major capacity expansion of a roadway
facility in Austin, Texas, by analyzing parcel-level real estate assessment data over an 18-year
period (1982-1999). The expansion of interest represented more than a doubling of corridor
capacity along with an elevation of the freeway mainlanes.
• According to classical economic theory, when a highway is initially built, large parcels of land
that previously had poor accessibility – or none at all – are suddenly underpriced. Often, the
market immediately responds: the area is quickly developed and the real estate market
establishes a new equilibrium based on the new transportation technology. The land-value
impacts that are experienced can be significant (Giuliano, 1989).
• According to the same theory, major improvements to existing transportation infrastructure
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should also have a strong, positive effect on nearby real estate values. However, the impacts
may be highly localized and of a much lesser degree than those caused by the original
construction (see Landis et al. [1995] and Tomasik [1987]).
• Moreover, land values may fall elsewhere, due to changes in relative access (Mohring 1961)
and certain land uses may be negatively impacted by the noise, emissions, and vibrations that
close proximity to major roadways presents (e.g., Nelson, 1982).
• Construction-associated impacts can also reduce values in the short term, while projects are
underway: Downs’s data (1992) suggested that values did not reach pre-construction levels
until approximately five years after roadway-project completion.
• Freeway design is also important. Lewis et al.’s (1997) property-value models predicted that
depressed freeways contributed most to residential property values, while at-grade freeways
were most valued by commercial uses, and elevated freeways were least valued by both land
use types. The roadway of interest in this work began at grade and was converted to a set of
raised freeway lanes bordered by at-grade frontage roads.
• In the context of this research, the real estate value analysis can be used to determine whether
a highway’s expansion has an effect on land values in anticipation of construction or
completion of a project. This chapter presents three models of the property-valuation impacts
of highway capacity expansion. The data includes assessments of land, improvement to the
land, and total property value for the years 1983 through 1999. All properties come from the
U.S. 183 corridor in northwest Austin, Texas.
B. Economic Impact Studies
1. Summary of Highway Bypass Studies, by Dennis Leong (Wisconsin Department of Transportation)
and Glen Weisbrod (Economic Development Research Group), December 2000. This paper
summarizes statewide studies of the economic development impact of highway bypasses on small
towns in Wisconsin, Kansas, Iowa, Texas and North Carolina.
• “In most communities, highway bypasses have little adverse impact on overall economic
activity. The economics of smaller communities (less that 2,000) population) have a greater
potential to be adversely impacted by a bypass.
• Over the long term, average traffic levels on the “old routes” in medium and large bypassed
communities are close to or higher than pre-bypass counts, indicating continued strong
economic activity in those communities and the opportunity for retail trade to flourish.
• Very little retail flight has occurred in bypassed communities, meaning that few businesses
have relocated or developed new operations in areas adjacent to the bypass route.
• Communities view their bypasses as beneficial overall, while at the same time communities
and individual businesses understand that the bypasses presented changes that must be
addressed proactively.
• Among the benefits of bypasses and associated accessibility improvements that were identified
by the communities are improved traffic flow, reduced congestion, reduction of truck traffic,
and opportunities for implementation of planned development.”
2. Methodology for Determining the Impact of Highway Bypasses in Oklahoma Final Report, by
Rogers & Marshment (Oklahoma Department of Transportation), January 2001. This document
presents a synopsis of previous studies.
• The results of this series of studies supports previous findings and the general conclusion that
bypass impacts on small communities are neither conclusive nor uniform across locations.
• The lesson from the rural development research is that the impact of a bypass must be taken as
just one of the many sources influencing economic performance in small communities.
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• Several studies suggest that the economic impacts vary depending on specific circumstances,
and transportation and land use management practices.
3. California Bypass Study: The Economic Impacts of Bypasses,Volume 1: Planning Reference, by
System Metrics Group, Inc. in association with Cambridge Systematics, Inc., Economic
Development Research Group, Inc., HLB Decision Economics, Inc., and Judd Associates from the
California Department of Transportation, May 2006 is a reference handbook for Caltrans planners
and engineers.
• In general, bypasses impact the local economy as a function of the type of traffic addressed.
Businesses in communities with heavy local traffic or with through traffic that does not stop
will not be impacted. Communities that provide services to pass-through traffic are more likely
to be impacted. Caltrans planners and engineers, local business leaders, and local governments
should consider several issues in planning and designing bypasses:
• What types of towns are impacted economically?
o Highway-oriented towns have a much harder time transitioning their economies after
bypasses are constructed than those that cater to local residents or offer tourist
attractions.
o Towns that serve as residential communities or as tourist destinations can benefit from
reduced traffic and improved safety as a result of highway bypasses. Local government
and the business community may need to engage in complementary efforts, such as
marketing, downtown redevelopment, additional parking, and sidewalk improvements,
to take advantage.
o Towns that serve regional markets by providing services, such as big box retail,
automobile dealers, department stores, or hospitals, may experience little or no
economic impacts. If a bypass provides better access to regional services, the local
economy may actually improve as the town expands its regional draw.
o Towns with other economic bases, such as government employment, mining,
agriculture, manufacture, etc. are not likely to be economically impacted by bypasses.
• Which businesses are impacted?
o Gas stations and quick service or fast food restaurants cater the most to pass-through
traffic. They are most likely to be impacted by the diversion of traffic due to bypasses.
o Other visitor-serving businesses, such as motels, art galleries, antique stores, and curio
shops, cater more to visitors attracted to the community as a destination rather than
those simply passing through. These types of businesses are less likely to be negatively
impacted by bypasses and may find that business improves if the downtown is turned
into a destination.
o Regionally serving businesses, such as large retail and department stores, may benefit
from improved access.
o Businesses that serve local residents, such as drug stores, banks, and grocery stores are
generally not impacted by bypasses.
4. Impacts of Highway Bypasses on Kansas Towns, by David Burress for the Kansas Department of
Transportation (October 1996) provides literature reviews, empirical findings, and policy analysis
related to some of the effects of building a highway bypass around a small town in Kansas.
• Long-term effects on counties and towns
In the long term, bypasses in Kansas typically have not had significant negative effects on the
local economy. In fact, many counties and towns have enjoyed some long-term benefits
from the construction of bypasses. The major part of this benefit consisted of an
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encouragement of basic industries due to the improved transportation system. Growth in basic
industry then had second-round effects on local retailing and services.
• Short-term average effects on towns and firms
In the first two or three years during and after construction, Kansas bypasses typically have not
had negative effects on the bypassed town as a whole. Bypasses have had transitory negative
impacts on selected firms. The negatively-impacted firms tend to be concentrated in travel-
related businesses, including restaurants, bars, motels, and service stations. However, not all
travel-related firms in a bypassed town were negatively impacted in the short term.
• Economic impact factors in policies for building bypasses
This report considered whether an objective method is available to take economic impacts into
account when deciding whether to build a particular bypass. The report suggests the following
policy considerations:
o While long-term effects may differ between bypasses, it is not feasible at present to
predict these differences in an objective manner. Since long-term effects are more
likely to be positive than negative, they can reasonably be ignored.
o For similar reasons, it is reasonable to ignore any short-term effects outside the retail
and travel-related sectors.
o In the case of retailing and travel-related services, policy-makers might want to take
short-term adjustment costs into account in the decision to build a bypass. However,
developing systematic policies for doing this would require additional research, which
is beyond the scope of this study.
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