Sir, the quality of your insight typically is impeccible--in my opinion, and as demonstrated by the overall AF response to your posts. However, I don't fully undertand your reluctance to trust data provided by an intermediary, e.g., Spark, any less than the trust implicit in an appraiser's reliance on virtully any reputable public/online source; but even if so, a routine, systematic analysis comparing original source data to corresponding data as provided by the intermediary should suffice as a reliable internal quality control, in addition to embedded certs that address assumptions on the accuracy of public information--supplemented by client responsiblities also to confirm/verify the accuracy of data reported by an appraisal--and the internal analysis presumably could be automated without literally any further drain on time--although to do so would require reliance on another intermediary. I'm curious about your heightened sense of concern, reminding me of a pal of mine who can't accomplish anything about his personal affairs because he doesn't trust any lawyer, nor accountant, nor financial professional. I presume that the AF entirely supports your cautious approach, but at a certain point the luddite alone would fail to trust the environment. [To reiterate: Your perspective is Alwatys enlightening!]
Sir, it is just the way the data it is.
This house data says it has 4 bedrooms and three bathrooms upstairs. What gets imported is 4 bedrooms and three bathrooms above grade. But if you look at the floor plan it is actually three bedrooms and two bathrooms in the house upstairs. The additional bedroom and bathroom are above a detached garage.
Importing this listing would say 47 days on market. But it was actually 207 DOM. They just cancelled it and listed it again to reset the DOM.
This house would be imported as built in 2024 and 4,063 SF above grade. But if you look at tax records and past listings, then it is 3,183 SF above grade with 800 SF basement. It is also not new construction in 2024. This home was built on top of a 1955 existing foundation. This would also import 11 DOM but if you look at the listing history it is actually 349 DOM.
This listing will import 5 driveway spaces. Clearly it is one car garage and one car driveway.
This home is listed as 2 levels, 2,688 SF and no basement. But if you look at the back photo it is clearly a one level house with basement.
This listing would import 3,660 SF land area but if you look at the survey there are 3 other tiny slivers of land and it is around 4,900 SF.
Also with land area, I notice when it imports small lots it imports land area in acres and converts it to SF. If you have a 1,515 SF lot, it will import 1,307 SF because what it does is convert 0.03 acres to SF instead of the actual SF.
The only items that are consistently reliable for import are the address, MLS number, and sale / contract dates. People that import data and don't look into it any further are reporting incorrect information on a regular basis. Probably every report. It's just the way it is.
