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Cost Townhouse

Discussion in 'Urgent - Help Needed' started by Luke Garcia, Sep 22, 2011.

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  1. Luke Garcia

    Luke Garcia New Member

    0
    Jan 4, 2004
    Professional Status:
    Certified General Appraiser
    State:
    Texas
    Got a attached subject, middle unit of three. Not a condo just a PUD. Does anyone have a good statement that I can use explaining why the cost approach is not practical with common walls.
     
  2. TJSum

    TJSum Elite Member

    3
    Nov 12, 2007
    Professional Status:
    Certified Residential Appraiser
    State:
    Maryland

    Why would anyone have a "good comment" stating that? M/S does supply cost figures for townhome construction, as well as other sources of cost figures. The only hard part would be determining true land value for a townhome, not the actual cost of the improvements.
     
  3. leelansford

    leelansford Elite Member

    44
    Mar 29, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Illinois

    Which service provider to you use for costing?

    There is probably another reason (or two) why I might not develop the CA for such an attached dwelling, but, one reason would not be due to "not practical with common walls".
     
  4. Christine Marie

    Christine Marie Senior Member

    0
    Jan 6, 2003
    Professional Status:
    Certified Residential Appraiser
    State:
    Mississippi

    hmmm, how about subject property cannot be rebuilt without building the other two units as well?
     
  5. residentialguy

    residentialguy Elite Member

    115
    Mar 24, 2009
    Professional Status:
    Certified Residential Appraiser
    State:
    Minnesota
    Here you go:

    "There is a lack of land sales available for reliable indicators of value. Since townhomes are integral parts of the total project, which are connected and share the same roof with one or more other units, the cost approach is impractical for estimating the value of any given unit; therefore, the appraiser did not include the cost approach when appraising due to the unreliability of the results and impracticality of estimating the cost approach, nor is it required by Fanie Mae or Freddie Mac"


    You can throw in Age on top of that, if it isn't very new.
     
    Last edited: Sep 22, 2011
  6. Terrel L. Shields

    Terrel L. Shields Elite Member
    Gold Supporting Member

    244
    May 2, 2002
    Professional Status:
    Certified General Appraiser
    State:
    Arkansas
    I donno. The unit next to my assistant burned out and was rebuilt without disturbing her unit.. She had some smoke damage which insurance paid for.

    And land value can be extracted. There is no reason that the cost approach can't be applied but whether it be necessarily is another issue.

     
  7. CANative

    CANative Elite Member

    123
    Jun 18, 2003
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    The cost approach is the only approach that can be applied to all improved real property and personal property.
     
  8. David Wimpelberg

    David Wimpelberg Moderator Staff Member Moderator

    41
    Mar 30, 2005
    Professional Status:
    Certified General Appraiser
    State:
    New York
    The simple answer is that buyers do not buy attached townhouses on the basis of cost. When was the last time you heard a buyer say "That townhouse is too expensive...I'll go built my an individual unit instead"? The Cost Approach for an individual townhouse is simply a mathematical approximation to approach value; it has nothing to do with market transactions.

    The Cost Approach could be developed, but it is rather complicated, because it involves determining the pro rata share of common area improvements. The appropriate fee for such an assignment is enough to scare most clients away.

    If a lender "requires" the Cost Approach in such an assignment, it is likely that they are really looking for the insurable value on the unit.
     
  9. jallen5521

    jallen5521 Sophomore Member

    0
    Sep 10, 2007
    Professional Status:
    Certified Residential Appraiser
    State:
    Utah
    "The cost approach is not a good indicator of value in row townhomes. The builder builds one unit (4 homes) at once and the cost breakdown for each individual unit is not easy to abstract. Builders buy their materials in bulk when building attached homes."
     
  10. PropertyEconomics

    PropertyEconomics Elite Member

    0
    Jun 19, 2007
    Professional Status:
    Certified General Appraiser
    State:
    New Mexico


    WHAT?????

    Personal property has no "market value" which can be determined by analysis of sales of similar personal property ..... seriously?
     
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