MLS Comp Photos WTF!

[MDAPPR]

You ever drive and shoot 9+ comps photos at the date of inspection and go back to office and write the appraisal report and then find out later that there is one more better comp available. Not a problem if we had sufficient turn time to complete, of course that would be a good non AMC client.

 

[Kris Chase]

Holy Crap! Look what I got with that address!

I saw this too in the Santa Cruz mountains!!! LOL!!

 

[The Dog]

I saw this too in the Santa Cruz mountains!!! LOL!!

you guys have to stop smoking that whacky weed:Eyecrazy:

 

[Mike Garrett RAA]

or maybe they should start smoking that stuff...LOL.

 

[Oh No Not Him]

I didnt read all 19 pages of this thread...but heres a semi-related take on comp photos...I live in maine...I take a comp photo in winter (say february) of a home that just sold, I now have it in my photo stockpile...now its june or july, and Im using that picture with 2 feet of snow, do any of you re-shoot the picture? Do most clients that you have require a "fresh" picture?

 

[Smokey Bear]

Learn photoshop! Really, you probably need to shoot it again, the snow is kinda obvious.

 

[DMZwerg]

I didnt read all 19 pages of this thread...but heres a semi-related take on comp photos...I live in maine...I take a comp photo in winter (say february) of a home that just sold, I now have it in my photo stockpile...now its june or july, and Im using that picture with 2 feet of snow, do any of you re-shoot the picture? Do most clients that you have require a "fresh" picture?

So, did your winter picture confirm the presence of a patio?
Roof condition? (other than "snow covered")

BTW, my personal answer is "yes" but I do understand how date of sale pictures could well be more indicative.

 

[Couch Potato]

You ever drive and shoot 9+ comps photos at the date of inspection and go back to office and write the appraisal report and then find out later that there is one more better comp available. Not a problem if we had sufficient turn time to complete, of course that would be a good non AMC client.

If you don't have "sufficient turn time to complete" the report, don't take the order. If you don't have time to inspect and verify the comp, how do you know it is a "better" comp? I can't see it happening unless the subject was not what you expected when you inspected, in which case the client ought to be giving you more time, or maybe you failed to properly prepare for the inspection, in which case the problem is prevented by proper research before inspecting.

There is also the possibility an appraiser is defining "better" as one that comes closer to supporting a number that makes the client's deal work, but nobody using that definition ever posts here, and they certainly wouldn't advocate using an MLS photo. :new_all_coholic:

 

[Oh No Not Him]

So, did your winter picture confirm the presence of a patio?
Roof condition? (other than "snow covered")

BTW, my personal answer is "yes" but I do understand how date of sale pictures could well be more indicative.

ok...so conversly I took the picture today, oct 1st for a sale that closed in september...now its february with 2 feet of snow....just playing devils advocate that once I have a current pic of a comp I use it without re-visiting. BTW, how can you verify the presence of that patio in rear yard? Up he-ah we all done gut shotguns & ugly dogs & uglier wives!!!

 

[jlabauve]

I think it's redundant to re-shoot the photos each season because of snow, etc. When you took the original comp photo, you viewed the property, confirmed the exterior condition and the visible exterior amenities. That's what you were supposed to be doing. If you use the comp 3 months later and it's now summer versus winter, who cares? Now if the comp has been re-sold, then you need a new photo.

Thoretically, the best comp photo would be taken on the date of sale to show the condition at that time. (I know, I know, it's not feasible in the real world - but theoretically it would be the best.)

I've shot comps that have had additions since the date of sale ... that burned down since the date of sale ... etc. All those photos have to be explained out the wazoo.