MEMORANDUM OPINION
HOLMES, Judge:
This is a single issue case: what was the fair-market value of a 31.41-acre property near Houston on November 15, 1998? The property's former owner says it was $1,801,618. The Commissioner says it was $301,000. Both parties agree the property held valuable sand and gravel deposits, but to extract the property's value we must sift through conflicting expert witness testimony and many subsidiary issues.
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