Appraising a dockominium

[JRS at OBX]

Bring Mr. Nice Guy back!

I'm not familiar with Florida laws. My apologies for making you angry.

Emily, you better check on that.

 

[TITAN1]

In Florida Dockominiums Must Be Appraised By Cert Generals. Residential Appraisers Are Licensed To Appraise 1-4 Family Properties.

I Don't Care About What Goes On In Other States. This Appraiser Is In Florida.

The Florida Statutes Rule Here.

Dennis, I have done plenty of work in the Fl Keys and had on a few occasions clients interested in a dockominium appraisal, they were never ordered. I'm interested to know if there is something in writing to that effect in the Florida statutes? If you have it, could you please post it here. Thanks

 

[Dennis J. Black ASA IFAS]

Florida Statute 475.611

(i) "Certified residential appraiser" means a person who is certified by the department as qualified to issue appraisal reports for residential real property of one to four residential units, without regard to transaction value or complexity, or real property as may be authorized by federal regulation.


It is clear that the scope of license does not include anything other than 1-4 residential units.

 

[Wendy]

Can it be a residential unit if the dock allows, and is, predominantly live aboards?

Just curious......

 

[Dennis J. Black ASA IFAS]

Wendy,

I would only ask this question, Is that the argument you wish to be making to the FREAB?

Seems to me that the dockominium is not the residence,the boat is, which is not real estate.

 

[Wendy]

Dennis -
I would not touch one with a 10ft pole! Never mind the fact that there really are not any in my area.

I only asked because it was a discussion I had with a realtor a while back - both of us were speculating. The interesting comparison to a "hunting camp" lot was made - both are unacceptable for permanent housing yet are taxed as real property. (For those not from around here - Hunting camp lots are unbuildable paper sub lots that people like to put old mobiles on and use as a weekend retreat. These lots are typically zoned resource corridor which would be 25AC per home-site.)

There were multiple proposed ownership marinas for my county over the last few years. Just about every one dried up prior to even coming close to construction.

 

[JRS at OBX]

Looks like vacant lots are out too since it would be a stretch to call a vacant lot a 1-4 unit residential property until a residence is placed on it.

 

[Dennis J. Black ASA IFAS]

JRS.

It refers to Highest and Best Use.

 

[Lawrence R.]

I thought.

that a CR can appraise anything with a value under 250K regardless, and anything at all as long as there was not a FRT involved.

Provided you are otherwise competent to do it, that is. I think that is what the "other federal regulations refer to.

but seeing how dead set the poster to the contrary is makes me doubt what i know....

Call the FREAB and let us know.

 

[Wendy]

JRS.

It refers to Highest and Best Use.

Alright - I'm just playing devil's advocate here....

If the marina facility does not allow the dockominium to be used for berthing a commercial vessel - only live aboards or personal pleasure craft - and the tax assessor has it as a non-commercial/industrial use........

H&B is recreational??? How is that addressed in the Fla Statues?