4.4.5.4. Availability of Comparable Sales.When a property’s market value can be reliably estimated using comparable sales, the development approach should not be relied upon as a primary indicator of value, as its underlying assumptions are “largely speculative” and “subjective elements…enhance the risk of error[.]”653 However, the development method can be utilized in such situations to test a highest and best use conclusion654 or to support a value indicated by the sales comparison approach.655 It also bears noting that “[w]hile a lack of sales and/or development activity may indicate an insufficient supply of land suitable for such use, it can also indicate a lack of demand.”656 And without “credible evidence that there is an actual demand for [subdivision development] or that such demand will occur in the reasonably near future[,]” subdivision cannot be considered as a highest and best use.657