- Dec 9, 2003
- Professional Status
- Certified Residential Appraiser
This is the first post that shows applicable reasoning to assignment - but how would you make this HC what subject configuration would have been 2 years ago if built as a 2 bedroom? What it be a 2 bedroom with a flex space den with same SF ? You are in essence re inventing what the house "would have been"A new 2 bedroom house is a Unicorn. In my part of the world the difference between a 2 bedroom and a 3 bedroom is significant....verified by the lack of 2 bedroom new construction and in this case a 2 car garage, a 3/4 acre lot, full brick, screen porch etc. I guess the only folks that can address would be brokers/appraisers in my market. If there was a demand, they would be being built....they are not.
Agree most new tract style homes for families rarely built these days as a 2 bedroom but if it were, would it still have appeal simply as a new home with generous sf and a flex room plus the 2 bedrms?.
If the subject was mis represented as a 3 bedroom due to septic tank issues, would not other similar 3 bed homes in the subject newer community have same issue? How have THEIR resales been affected? There should have been some resales by now since 2016 of similar 3 bedroom homes in the subject community, which if what owner says is true, would also have septic tank permit issues. Talk to RE agents who sell in the subject community, they would have insight into this issue, if there is one