Real Estate Appraisal Forum

appraisersforum.com logo
The Premiere Online Community for Real Estate Appraisers!
 Fastest Way to Find a Real Estate Appraiser Enter Zip Code:
 
 
Go Back   Appraisers Forum > State Forums > Individual States > North Carolina
Register Help Our Rules Calendar Archives Mark Forums Read


Closed Thread
 
Thread Tools
  #1  
Old 03-25-2012, 05:12 PM
USPAP Compliant's Avatar
USPAP Compliant USPAP Compliant is offline
 
Join Date: Jan 2002
State: North Carolina
Professional Status: Certified Residential Appraiser
Posts: 8,988
Default Eight cities over 100,000 population

Fewer large cites means less appraisal work of all kinds.....especially commercial.

My city has zero buildings over 8 stories.


1. Charlotte - 687,650
2. Raleigh - 368,944
3. Greensboro - 243,012
4. Durham - 218,994
5. Winston Salem - 204,074
6. Fayetteville - 134,827
7. Cary - 126,497
8. Wilmington - 108,053
9. High Point - 95,340
10. Jacksonville - 75,929
11. Asheville - 75,004
12. Greenville - 72,295
13. Gastonia - 71,901
14. Concord - 66,803
15. Rocky Mount - 56,426
16. Chapel Hill - 55,310
17. Wilson - 49,288
18. Burlington - 48,298
19. Kannapolis - 41,536
20. Hickory - 39,767
21. Goldsboro - 37,853
22. Monroe - 35,531
23. Huntersville - 35,038
24. Apex - 30,968
25. Salisbury - 30,197

Read more: http://www.city-data.com/forum/north...#ixzz1qAIY7lPi
Sponsored Links

  #2  
Old 03-25-2012, 06:14 PM
HF Mudd's Avatar
HF Mudd HF Mudd is offline
 
Join Date: Jul 2005
Location: Queens County
State: New York
Professional Status: Certified Residential Appraiser
Posts: 2,047
Default

If you look at it from the standpoint of CSA's (Combined Statistical Areas) or MSA's (Metropolitan Statistial Areas) the picture is significantly brighter:

http://en.wikipedia.org/wiki/North_C...tistical_areas
__________________
I am not programmed to respond in that area...
  #3  
Old 03-26-2012, 06:37 PM
Couch Potato's Avatar
Couch Potato Couch Potato is offline
 
Join Date: Mar 2004
Location: Chapel Hill
State: North Carolina
Professional Status: Certified Residential Appraiser
Posts: 14,075
Default

The count is nine when more recent numbers are used.

1 Charlotte. 731,424
2 Raleigh. 403,892
3 Greensboro. 269,666
4 Winston-Salem. 229,617
5 Durham. 228,330
6 Fayetteville. 200,564
7 Cary. 135,234
8 Wilmington. 106,476
9 High Point. 104,371
__________________
"Give a man a gun and he can rob a bank. Give a man a bank and he can rob the world."
  #4  
Old 03-26-2012, 08:51 PM
USPAP Compliant's Avatar
USPAP Compliant USPAP Compliant is offline
 
Join Date: Jan 2002
State: North Carolina
Professional Status: Certified Residential Appraiser
Posts: 8,988
Default

Wow....I did not realize we were going to get so technical. Give me a break boys.

By the way, the BIGGEST reason cities growing in population here is.....anexation. When you take in more unincorporated areas of the county.......it translates as "population growth" for the city when it is only transferring numbers.


The point is...there are no large cities (Gastonia and Asheville being the largest) WEST of Charlotte. It would a rare thing for a client to need to head West of the Meclenburg County line to find an appraiser.



CSA does not mean much to anyone other than government when they are trying to bamboozle the taxpayers. The CSA around Charlotte was going to GUARANTEE the success of the Charlotte Bobcats and the arena built and paid for by the taxpayers.

Same for the NASCAR Hall of Fame.

Ditto for the Whitewater Rafting Center. All financial failures.......with the taxpayer bearing the damage for these CSA population, income, and other demographic mumbo-jumbo that can be tweaked to say anything.

I am sure the CSA will also be used to push for the proposed taxpayer funded MINOR (as in not MAJOR) league baseball stadium.


I find it difficult to believe that the CSA is used to select an appraiser for too many appraisal assignments. I don't believe the ASC, the AI (or others) offer searches based on city, county, state or zip code.

While the CSA may not mean much for appraiser selection....the county lines surrounding Mecklenburg County are more like the Berlin Wall. Gaston, Lincoln, Union, Cabarrus, Iredell, York and Lancaster counties each share a line with Mecklenburg County. Residents of "those" counties and appraisers from "those" counties are not going to as much in Mecklenburg County anymore.

There are some lenders and other clients looking pretty closely at distance from appraiser to subject.

EVERY single day on this forum someone opines that if an "out of the area appraiser" is used then the appraisal has to be crap and the appraiser is a skippy loser from the pit of hell.

It seems to me that the "closer is better" mindset is getting more predominate. I was told bay a LSI staffer that (here in NC) they are only allowed to go 30 minutes away from their office for appraisals.....the rest are farmed out.

The folks that get $100.00 bucks per hour for travel time must be really special. When we pass over closer com parables and go further to get others....a red flag goes up and questions are asked. The same is true for not choosing a local appraiser. There may be good reasons in both cases.......maybe not and most often not.

Spudman....I would think you might agree that few clients in Charlotte are calling in appraisers from the smaller surrounds towns and counties. If they are.....whay would they need to do so except in some exceptional case?
  #5  
Old 03-28-2012, 05:40 PM
Couch Potato's Avatar
Couch Potato Couch Potato is offline
 
Join Date: Mar 2004
Location: Chapel Hill
State: North Carolina
Professional Status: Certified Residential Appraiser
Posts: 14,075
Default

Didn't mean to be picky, but the data in your link was labeled 2007 and we just had a census in 2010. As for the source of the growth, the state went from 8 million in 2000 to 9.5 million in 2010. I bet quite a few of those 1.5 million moved into existing cities or next to cities where they where then annexed. It is NOT just a case of shifting numbers.

The only reason to go "west of Charlotte" is to go on vacation.
__________________
"Give a man a gun and he can rob a bank. Give a man a bank and he can rob the world."

Last edited by Couch Potato : 03-28-2012 at 05:46 PM.
  #6  
Old 03-28-2012, 06:02 PM
USPAP Compliant's Avatar
USPAP Compliant USPAP Compliant is offline
 
Join Date: Jan 2002
State: North Carolina
Professional Status: Certified Residential Appraiser
Posts: 8,988
Default

Quote:
Originally Posted by Couch Potato View Post
Didn't mean to be picky, but the data in your link was labeled 2007 and we just had a census in 2010. As for the source of the growth, the state went from 8 million in 2000 to 9.5 million in 2010. I bet quite a few of those 1.5 million moved into existing cities or next to cities where they where then annexed. It is NOT just a case of shifting numbers.

The only reason to go "west of Charlotte" is to go on vacation.



By the way, the BIGGEST reason cities growing in population here is.....anexation.

Gastonia, Belmont, Stanley and a couple other cities HERE love to annex.



Remember...you live in the land of fruits, nuts and academics........things ain't quite the same on this side of the state. Don't come through here with your fancy ways and painted up women.......you ain't welcome.



Less than 9% population growth in 10 years.


Gaston County Population, 2000 190,365

Gaston County Population, 2010 206,086
  #7  
Old 04-01-2012, 07:54 PM
USPAP Compliant's Avatar
USPAP Compliant USPAP Compliant is offline
 
Join Date: Jan 2002
State: North Carolina
Professional Status: Certified Residential Appraiser
Posts: 8,988
Default

Cities have routinely used annexation to increase their "population" for many reasons...most involving better access to government grants, funding and political influence.


http://www.stopncannexation.com/


Read an editorial on this a few minutes ago.


Judge rules against new annexation law

http://www.newsobserver.com/2012/03/...ules-that.html
Sponsored Links

Closed Thread


Thread Tools

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

vB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Forum Jump




Copyright © 2000-, AppraisersForum.com, All Rights Reserved
     Terms of Use  Privacy Policy
AppraisersForum.com is proudly hosted by the folks at AppraiserSites.com

Fastest Way to Find a Real Estate Appraiser Enter Zip Code:
Partner Sites:
AppraiserUSA.com - National Appraiser Directory AllDomainsUSA.com - Domain Name Registration
DeadbeatListings.com - Deadbeat ListingsAppraiserSites.com - Web Hosting for the Professional Real Estate Appraiser
Find FHA Appraisers - FHA Appraiser Search Commercial Appraisers - Commercial Appraiser Search
Relocation Appraisal - Find Relocation Appraisers Domain Reseller - Business Opportunity
Home Security Buzz - Home Security Info Radon Testing - Radon Gas Info
My Medicare Forum - Medicare Info Stop Smoking Help - Help Quitting Smoking
CordlessPhoneStore.com - Great Cordless Phones AndroidTabletCity.com - Android Tablet Computers

Follow AppraisersForum.com:          Find us on Facebook            Follow us on Twitter


All times are GMT -5. The time now is 07:25 PM.

SiteMap: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34, 35, 36, 37, 38, 39, 40, 41, 42, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52, 53, 54, 55, 56, 57, 58, 59, 60, 61, 62, 63, 64, 65, 66, 67, 68, 69, 70, 71, 72, 73, 74, 75, 76, 77, 78, 79, 80, 81, 82, 83, 84, 85, 86, 87, 88, 89, 90, 91, 92, 93