2 Bedrooms + Den vs 3 Bedrooms

[Terrel L. Shields]

but it does present other problems.

Only temporary You won't have guts enough to do it twice.

 

[J Grant]

I've had many discussions, arguments, debates etc. with agents about finished rooms over garages, additions, flex rooms and similar rooms which aren't technically bedrooms and it seems that in many cases the market doesn't care as much as the guidelines do. I had a guy get angry one time on a refinance because I didn't consider the flex room in his interior townhouse a bedroom because the builder's floorplan and the listing agent called it one. I've noticed in most townhouse subdivisions there is little to no difference sales prices for 2-3 bedroom units when the room in question is one of those cursed flex rooms in an interior unit.

The appraiser is expected to do both - report properties per guwilenes AND explain and value the properties as the market sees it.
That is what we get paid for.

 

[Bobby Bucks]

The appraiser is expected to do both - report properties per guwilenes AND explain and value the properties as the market sees it.
That is what we get paid for.

Where did I say that should not be done?

 

[Terrel L. Shields]

per guwilenes

Can we all take up a collection for GJ to buy a new keyboard? Hers obviously has some issues with spelling... or is it the spellchecker that's not working? Or are you using a tablet or phone? I can't spell spit on my phone.

 

[mp2277]

Subject: ~2500 SF GLA 1 story with no basement. Appears to originally of been built as a 3 bedroom, but a rear addition has been put on by the current owner which took away the egress from the one bedroom, making it a 2 bedroom + den. The "den" is located next to a full bath.

All the comps have 3 or 4 bedrooms.

My instinct is that a typical buyer would see it as a 3 bedroom house, much like when there is a room in the basement with some tiny window without meaningful egress next to a full bath that a buyer would see as a bedroom even though I report it as a den.


Would you just report the subject as a 2 bedroom and explain that a typical buyer would consider the den to have utility as a bedroom (assuming this is so) or something different? Obviously it would be nice to find something similar but its not always possible.

Two bedroom with comment that the typical market participant will most likely consider it a three bedroom home. May or may not be an adjustment supported. Most likely you can find a two bedroom sale that supports the value. If not perhaps make the adjustment.

 

[J Grant]

Can we all take up a collection for GJ to buy a new keyboard? Hers obviously has some issues with spelling... or is it the spellchecker that's not working? Or are you using a tablet or phone? I can't spell spit on my phone.

AI is the spell checker - it is horrible ! changes words, substitutes words.