Across The Board Time Adjustment?

[PushinValue]

@op

That's crazy low turnover for a retirement community. I see more estate sales with that data than you have in conventional.

I do 55+ ~2x's a month. I would only use the whole PUD for market conditions. Are you pulling all sales and not using any criteria besides delineated PUD?

I'll assume yes by reading your post.

I would not make any adjustment as you do not have enough data samples to prove anything. State everything you told us, and say you can not make an adjustment due to low sample rate. The sample data rate available does not allow for credible results.

It's only a 100 home community. The other communities are several thousand home mega developments (usually a cake walk). This is just tough due to so few homes....

 

[residentialguy]

Maybe you're running out of old people.

They can be tough to find. I'd do a search on ASC and find out where all the old people are holding up.
https://www.ASC.gov/National-Registry/FindAnAppraiser.aspx

 

[Mike Garrett RAA]

Definitely a sub market. I haven't done an appraisal of one in several years but when I did I only compared it to other senior complexes. Living in a senior complex isn't of interest to me even though I'm 75 and my wife is 71.

 

[Don Clark]

Definitely a sub market. I haven't done an appraisal of one in several years but when I did I only compared it to other senior complexes. Living in a senior complex isn't of interest to me even though I'm 75 and my wife is 71.

Youngster!