Areawide Market Analysis for USDA NRCS Tennessee

Solicitation / RFP / RFQ

This solicitation is for an Area Wide Market Analysis (AWMA) for lands under the USDA Natural Resources Conservation Service (NRCS) Conservation Easement Program in Tennessee. The AWMA is required to protect, restore, and enhance wetland ecosystems enrolled in the Agricultural Conservation Easement Program-Wetland Reserve Easement Component (ACEP-WRE). The analysis will cover an initial fiscal year and may extend for up to four additional years.

• A statewide Areawide Market Analysis for ACEP-WRE lands.

• Compliance with NRCS instructions for AWMA completion.

• The contract is anticipated to be a firm-fixed price commercial services contract.

• Contract Type: Firm-fixed price.

• Period of Performance: Work is expected to begin by mid-June 2026. The contract includes one base period and four one-year option periods, not to exceed five years total.

• Award will be made to the lowest priced technically acceptable offeror.

• Quotes must be submitted via email by June 8, 2026, 2:30 PM ET.

• Quotes must include pricing, technical capabilities, past performance, and licensing/certification.

• Offerors must have an active System for Award Management (SAM) registration.

• Prices must be held firm for 90 calendar days from the receipt of offers.

• Evaluation criteria include technical approach, past performance, and price.

• Questions are due by June 2, 2026, 2:30 PM ET.

• Offerors must possess a Tennessee Appraisal License or Temporary Appraisal License.

• SAM registration must be active throughout the contract period.

• The following documents are attached and provide further detail:

  • Attachment 1: Areawide Market Analysis Statement of Work and Specifications
  • Attachment 2: Schedule of Items
  • Attachment 3: Exhibit 1 Market Areas for Tennessee
  • Attachment 4: Exhibit 2 Land Use Category Definitions
  • Attachment 5: Exhibit 3 Map of Potential Eligible Areas

Statement of Work (SOW) / Performance Work Statement (PWS)

This document outlines the specifications for an Areawide Market Analysis (AWMA) for the Agricultural Conservation Easement Program - Wetland Reserve Easement Component (ACEP-WRE). The primary objective is to determine the fair market value (FMV) of land for properties enrolled in ACEP-WRE within specified market areas.

• Conduct market analysis to determine the FMV of land for land use types typically enrolled in ACEP-WRE.

• Provide FMVs on a per-acre basis for each identified market area.

• Select comparable properties that represent eligible ACEP-WRE land types.

• Analyze sold properties (within the last 24 months, or longer if market activity is limited) and active listings.

• Identify and describe market conditions, including any atypical considerations impacting value.

• Prepare a written report detailing findings, including descriptions of market areas, land use categories, and valuation of specific land types (e.g., cropland, noncrop pasture, CRP properties).

• Deliverables include written and digital reports, sales data spreadsheets, and participation in meetings.

• The AWMA report must be clear, accurate, complete, and comply with Uniform Standards of Professional Appraisal Practice (USPAP).

• A minimum of 10 comparable sales representing each land use in each market area must be analyzed.

• Values must be determined using data from within the specified market areas only.

• Improvements such as homes, sheds, fences, and barns are excluded from valuation.

• Sales data from lands under existing easements should not be used as comparable sales, but if identified, should be reported separately.

• The contract will cover an initial fiscal year and subsequent annual recertifications or amendments for up to four additional years.

• Fiscal years run from October 1st to September 30th.

• Market areas will be specified by NRCS.

• Vendors must be State-certified general real property appraisers or hold a temporary practice permit.

• Vendors must be in good standing with licensing authorities and have demonstrated competency in USPAP for rural and agricultural property market analysis.

• Vendors must comply with confidentiality requirements and privacy laws.

• Conflict of interest provisions apply; independent analysis of properties with financial interest is prohibited.

• The contractor must ensure personnel prohibit discrimination.

• Deliverables include a draft report, final digital report with supporting documentation and sales data spreadsheet, and recertification letters for subsequent years.

Form / Attachment / Pricing Sheet

This document, "Attachment 2 - Schedule of Items," outlines the CLINs (Contract Line Item Numbers) for the "Areawide Market Analysis" solicitation (Solicitation # 12FPC426Q0033) issued by the USDA Natural Resources Conservation Service, State of Tennessee. It details the services and associated timelines for potential contract periods.

• CLIN 0001: Initial Areawide Market Survey, due 8/15/2026.
• Option Year 1 (Fiscal Year 2028): Includes CLIN 0002 for Annual AWMA Recertifications (due 7/15/2027) and CLIN 0002AA for an Annual Recertification amendment (if required, due 45 days from recertification).
• Option Year 2 (Fiscal Year 2029): Includes CLIN 0003 for Annual AWMA Recertifications (due 7/15/2028) and CLIN 0003AA for an Annual Recertification amendment (if required, due 45 days from recertification).
• Option Year 3 (Fiscal Year 2030): Includes CLIN 0004 for Annual AWMA Recertifications (due 7/15/2029) and CLIN 0004AA for an Annual Recertification amendment (if required, due 45 days from recertification).
• Option Year 4 (Fiscal Year 2031): Includes CLIN 0005 for Annual AWMA Recertifications (due 7/15/2030) and CLIN 0005AA for an Annual Recertification amendment (if required, due 45 days from recertification).
• Each CLIN and sub-CLIN has a quantity of 1, with fields for Pay Unit, Unit Cost, and Total, which are to be filled in by the bidder.

This document is crucial for bidders as it defines the specific services to be procured, including an initial survey and subsequent annual recertifications and potential amendments over several option years. Bidders must use this schedule to understand the scope of work and to prepare their pricing proposals, filling in the Unit Cost and Total for each line item.

Form / Attachment / Pricing Sheet

This document, "Exhibit 3 Map of Potential Eligible Areas," is Attachment 5 to the NRCS Easement Programs AWMA Specifications, dated January 2026. It serves to visually identify areas within Tennessee that are potentially eligible for the Agricultural Conservation Easement Program - Wetland Reserve Easement (ACEP-WRE).

• The map displays county boundaries within Tennessee.
• A legend indicates that shaded areas represent "Potential Eligible Soils."
• The map includes major cities and geographical features for reference.

This map is crucial for potential bidders interested in the ACEP-WRE program as it delineates the geographic scope of eligible areas. Bidders should consult this map to determine if their land or the land they represent falls within these potentially eligible zones, which is a primary criterion for program participation.

Form / Attachment / Pricing Sheet

This document, "Exhibit 1 Market Areas for Tennessee," serves as an attachment to the AWMA Specifications dated January 2026. It visually delineates market areas within Tennessee for NRCS Easement Programs.

• Market Area 1: Depicted in orange, covering western Tennessee. This area has an Agricultural Land Acreage Range of 10-800 Acres and Other Land Acreage Range of 1-300 Acres.
• Market Area 2: Depicted in green, covering central Tennessee. This area has the same acreage ranges as Market Area 1.
• Remainder: Depicted in purple, covering eastern Tennessee. This area requires an Independent Appraisal for both Agricultural Land and Other Land.
• General Note: Easement Acreages below or above the AWMA limits require an independent appraisal.

This exhibit is crucial for bidders to understand the geographical segmentation of Tennessee into different market areas, each with specific acreage ranges for agricultural and other land. It also specifies when an independent appraisal is required, which will impact proposal preparation and cost estimation for opportunities within these market areas.

Form / Attachment / Pricing Sheet

This document, "Exhibit 2: ACEP-WRE Land Use Category Definitions," provides definitions for land use categories relevant to the Agricultural Conservation Easement Program - Wetlands Reserve Easements (ACEP-WRE). It is intended to guide market analysis and valuation for each category within specific market areas.

• Land Categories: The document defines two primary land categories:
  • Agricultural Land: Includes comparable properties of Cropland, Pastureland, Hayland, and Conservation Reserve Program (CRP) land currently enrolled or expired within the last five years. Incidental woodland within the parcel may be included.
  • Other Land: Includes comparable properties of Woodland parcels, CRP land expired for more than five years, and other areas of non-agricultural permanent cover such as emergent marsh, brush/shrubs, and trees.

This attachment is crucial for bidders to understand how land will be categorized and valued for the ACEP-WRE program. It directly impacts the market analysis and valuation process, which will inform the overall opportunity. Bidders should familiarize themselves with these definitions to accurately assess the scope and potential value of the opportunity.