1: Question: Will my homes value be affected by a Pipeline on the Property?
Answer: Yes. Most buyers today are looking for a home and property that is safe, clean, comfortable, worry free and meets their life style needs. (Buyer Motivations=Human Needs by Lack Harris & Sue Young) Most buyers will search for a home in an area and location that is close to family, work and shopping. When the buyer locates the area, they begin to scrutinize the area for homes that are move in ready, maintenance free, low level of care and meets their lifestyle needs. Once the buyer is able to narrow the search to 2-3 homes, the buyer prepares to write a contract. They will compare each for the positives and negatives. When the buyer decides to put in the offer, they pull what is called the Sellers Property Disclosure PA Code § 35.335a. In the State of Pennsylvania, all sellers must disclose information that is “not readily observable”. In this disclosure the seller is required to share about any easements that affect the property. The seller will need to disclose the size of the easement (right of way - ROW), all information on the pipeline, insurance issues related to the easement (right of way - ROW), the care the new owner will be responsible for to the easement (right of way - ROW), and all pertinent information.
When buyers are informed of the pipeline and its effects, many and most buyers will not take on the inherit risk of this type of easement. Most properties along a pipeline will not sell without a significant financial benefit to the buyer. This benefit will look very similar to the financial benefit to the present owner, as presented by the pipeline company. When a seller receives $50,000.00 from the pipeline company for compensation, the buyer will also look for a deep discount in purchase price by the same amount $50,000.00. So, if a property is listed for $100,000.00, a buyer will most likely want to purchase the said property for $50,000.00. One could make the assumptive conclusion, that the pipeline will have an effect on home values which is why the pipeline company offers financial compensation to the present owner/seller.
What you need to know about Easements by Deidre Woollard on Realtor.com