As much as I would like to see a UFO too, so would I like to see an AVM ! Have any of you see seen one ? What do they look like ? I assume they are only paper, some brief text and some numbers ? No map, no structure sketch or floorplan, no photos of any kind of the subject property, its yard, its surroundings or any other comparative property, right ? Are they 2 pages long ?, three ? Is there any place on-line where one can view one, as in a sample of such a product from a company who performs the process and wants to "sell" their product via an on-line presentation ? I have never seen one yet, nor has any neighbor or acquaintance ever offered to show me one they received.....since they know I appraise and may want to ask me what I thought about "this thing" they have. Does the borrowing public get presented with their copy of the valuation tool as the loan is concluded and everybody swaps checks around the big oak table on closing day ? I'll still bet that in most situations a h/o does not care what tool was employed to get the magic number to grant them (the loan) what they wanted at the time. If the AVM's value is excessive, and something occurs in the future to bring that loan into default and the flaws of that particular AVM are uncovered do homeowners have an avenue of recourse ? Who do they sue ? Can they sue the lender agents who structured their final deal ? Is there small print in the closing papers which absolves the lender of such happening ? There have to be recent and present-day situations where AVM's have surfaced as failures. Does anyone of us know of any ? I know I have posed far more questions than is fair. Got to go eat breakfast now. Thanks for wading through my interogatories !