PUD a "Neighborhood Name"?

[residentialguy]

"Neighborhood Name"?

I like to hear what you put for "Neighborhood Names" in the 1004. Urban cities have designated neighborhood names, but suburbs typically do not. Do you put the subdivision name of the legal? Do you put in the PUD complex name, if applicable? Do you put in N/A?

 

[Mr Rex]

What would the locals call the area? Would they say they lived in "Subdivision name" or some locally known reference that everyone relates to that area? I live in a rural area, I often use the local crossroad name that everybody refers to. Where do you live? Hicksboro, Vicksboro, Lickskillet, Alert are all real names that the locals equate to their rural "neighborhood". Most are simply a crossroads in the middle of nowhere, that may have been a pony express mail drop point at some point, I'm not rally sure how these "neighborhood" identities were formed in the past. So I use "Lickskillet Area" in the "Neighborhood Name" for properties near Lickskillet and define the immediate market area as best possible in the descriptive area below. In more urban and suburban areas its much easier and definitive. Of course their are some "tweeners" that are N/A both in the urban and suburban areas as well as the rural areas.

 

[hglenbetts]

"Big House Subdivision"
"Over rated Condo Complex"
"Down Stream Flood Zone"
"Pig Farm Township"

What ever the locals know the area as.

If I'm out in the boonies, it's just the Township name.

 

[nstanbru]

If the property is a condo or PUD, I use the development name. For other property types, I use the locally used name for the area. If there is none, I put n/a.

 

[residentialguy]

Most times I put N/A because there is no neighborhood name. They live is the city of White Bear Lake. You could always say the subdivision, but no one would know what you're talking about if you went up to them and said "you live in hglenbetts 3rd Addn, don't you!?

I think it is a bit misleading when you state a neighborhood name, but your neighbor boundaries go beyond that neighborhood or encompass only part of that neighborhood. Same with PUDs. If you state the development name. Your neighborhood boundaries typically go out of the complex.

 

[Thomas Fiehler]

I usually put the name that the area is listed under in the MLS and that is the way the reports are filed. For example: Symmes Twp.; Clifton; Hyde Park; Indian Hill, etc. It is extremely rare that I list the subdivision name. In fact, it's so rare I don't know if I've ever done it!

 

[SunbeltAppraisals]

subdivision name from plat

 

[DMZwerg]

What ever the locals know the area as.

If I'm out in the boonies, it's just the Township name.

Perfect point for emphasis, in many smaller suburbs or rural/semi-rural areas the town, village, or township name is sufficient. When you hit a larger village then sometimes it starts to become necessary to qualify the location.

For example, Sturtevant proper North of Durand, Sturtevant South of Durand, Sturtevant South of Washington. Same village, but three distinct areas. On the other hand Elmwood Park could well be considered more homogeneous except for views/proximity (to commercial or water) which comes under view rather than location.


Bottom line, if you can't name the neighborhood how is your competency to know the neighborhood/area?
For example, I wouldn't trust an appraiser to do an appraisal in Racine if they did not know the term "Rubberville" and what area it applied to.


As for a PUD, if it is large enough, then yes.

Not all areas define neighborhoods & neighborhood names like the City of Milwaukee does (as do many other large metropolitan areas).

 

[DMZwerg]

subdivision name from plat

That depends on a lot of factors.
In areas where there are multiple older subdivisions of consistent similar use then often the subdivisions no longer directly compete as separate units but merge into a "larger" neighborhood. So age, usage, and mentality of the area play a large part in defining a neighborhood's "boundaries".

Subdivision name/development tends to be more significant for new builds (and especially for larger subdivisions/developments) as long as the construction is consistent and equivalent. Sudden changes to lower quality construction or changes in size/style can render such homes as not part of the subdivision neighborhood but on the other hand a variety of styles could be constructed in the same subdivision but to equivalent styles & quality standards and the sub could retain the same neighborhood despite this. Again, over time adjacent subdivisions may well merge into a single unit once competition between them fades into a similar market, such as the "XYZ Elementary School" neighborhood market.

 

[Don Clark]

If the property is a condo or PUD, I use the development name. For other property types, I use the locally used name for the area. If there is none, I put n/a.

That does not always work. We have several PUD's that also have Condo developments in the PUD. They pay a HOA fee to the PUD and a Condo fee to the condo.