Property Value Impact Research
Key Finding
The proposed tower is within 100 meters of nearby homes. This is the highest impact zone according to multiple peer-reviewed studies. Research consistently shows that homes this close to cell towers lose 15-20% of their property value.
Overview
Extensive academic research from multiple countries has examined the impact of cell tower proximity on residential property values. These peer-reviewed studies consistently find significant negative impacts on property values, with the greatest effects occurring within the first 300 meters of towers.
Expected Property Value Impact by Distance
Based on peer-reviewed academic literature, the following table summarizes the expected impact on property values at various distances from cell towers:
| Distance from Tower | Estimated Property Value Impact | Key Supporting Evidence |
|---|---|---|
| 0-100m | -15% to -20% | Brisbane: 20% decrease within 150m. Johannesburg: Highest negative impact zone. Multiple studies identify maximum impact in first 200m. |
| 100-200m | -10% to -15% | Brisbane: 15% decrease within 200m. Bond (Florida): Effect strongest before 200m. |
| 200-300m | -5% to -10% | Bond (New Zealand): 15% decrease within 300m. Johannesburg: 251-500m zone shows continued impact. |
| 300-400m | -3% to -7% | Savannah: Up to 7.6% decrease. Impact declining but still measurable. |
| 400-500m | -2% to -5% | Johannesburg: 251-500m zone. Savannah: Minimal effect beyond 457m. |
| 500-600m | -1% to -3% | Johannesburg: 501-750m zone shows negative relationship becoming inconsistent. |
| 600-720m | 0% to -2.5% | Affuso: 2.46% average within 720m, but upper range shows minimal impact. |
| >720m | 0% to minimal | Affuso: Negative impact vanishes beyond 720m. Most studies show negligible effect beyond 1km. |
Visibility as a Critical Factor
The Affuso et al. (2018) study found that visibility significantly amplifies property value impacts:
- Visible towers: Up to 9.78% property value decrease
- Non-visible towers: 2.46% property value decrease
Professional Appraisal Industry Recognition
The Appraisal Institute
The Appraisal Institute, the largest global professional membership organization for appraisers with 91 chapters throughout the world, has educated its members that cell towers should cause a decrease in home value. This professional recognition underscores the real-world impact of cell tower proximity on property valuations.
Burgoyne Appraisal Company (2017)
Report: "Impact of Communication Towers and Equipment on Nearby Property Values"
Expert Opinion (32 years of real estate appraisal experience):
- "Aesthetics (or rather the adverse impact on aesthetics) of externalities routinely has the largest impact on property values"
- "Visible utility structures do adversely affect property values"
- "Impact will generally be related to the size of the facility, its location (including proximity), and visibility"
Impact on Executive Properties and Large Acreages
While most studies examine average residential properties, large executive homes on acreage lots may experience impacts on the higher end of these ranges due to:
- Higher absolute dollar losses: A 15% decrease on a $1.5 million property represents $225,000
- Buyer sensitivity: Executive home buyers often have more property options and may be more selective about aesthetic impacts
- Limited screening: Larger lots mean less ability to screen or hide towers with landscaping compared to smaller urban properties
- Property use: Executive properties on acreages are often purchased for their views, privacy, and natural setting—all factors diminished by tower proximity
Summary of Global Research
Academic studies from the Canada, Europe, Austalia, United States, New Zealand, and South Africa consistently document negative property value impacts from cell tower proximity. The research demonstrates:
- Distance matters: Impact is greatest within the first 300 meters
- Visibility amplifies impact: Visible towers cause 2-4 times greater value loss than screened towers
- Effects are measurable: Rigorous hedonic pricing models consistently identify statistically significant impacts
- Market recognition: Professional appraisers and real estate organizations acknowledge the impact
Conclusion for Affected Properties
Based on academic research from multiple peer-reviewed studies across different markets, properties within 100 meters of the proposed cell tower location can expect property value decreases in the range of 15-20%. This translates to losses of $150,000-$200,000 for properties valued at $1,000,000.
The scientific evidence is clear, consistent, and based on actual market data from thousands of property transactions analyzed using rigorous economic modeling techniques.
Interactive Impact Map for Nearby Properties
The map below shows properties near the proposed tower location, color-coded by estimated property value impact based on distance. Click any property marker to see detailed assessment value, distance from tower, and estimated loss.
Data Source: Property assessment values are from Strathcona County's official property assessment records. Impact percentages are calculated based on distance from the proposed tower location using the academic research findings summarized above.
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Complete Academic References
Affuso, E., Cummings, J. R., & Le, H. (2018). Wireless Towers and Home Values: An Alternative Valuation Approach Using a Spatial Econometric Analysis. Journal of Real Estate Finance and Economics, 56(4), 653-676. https://doi.org/10.1007/s11146-017-9600-9
Rajapaksa, D., Athukorala, W., Managi, S., Neelawala, P., Lee, B., Hoang, V.N., & Wilson, C. (2018). The impact of cell phone towers on house prices: evidence from Brisbane, Australia. Environmental Economics and Policy Studies, 20(1), 211-224. https://doi.org/10.1007/s10018-017-0190-9
Cheruiyot, K., Mavundla, N., Siteleki, M., & Lengaram, E. (2024). Impact of proximity to cell phone tower base stations on residential property prices in the City of Johannesburg, South Africa. International Journal of Housing Markets and Analysis, 17(6), 1422-1442. https://doi.org/10.1108/IJHMA-12-2023-0167
Bond, S. (2007). The Effect of Distance to Cell Phone Towers on House Prices in Florida. The Appraisal Journal, 75(4), 362-370.
Bond, S., & Wang, K. K. (2005). The impact of cell phone towers on house prices in residential neighborhoods. The Appraisal Journal, 73(3), 256-262.
Beck, J. (2019). The Disamenity Value of Cellular Phone Towers on Home Prices in Savannah, Georgia. The Empirical Economics Letters, August 2019.
Burgoyne, D. E. (2017). Impact of Communication Towers and Equipment on Nearby Property Values. Burgoyne Appraisal Company. March 7, 2017.