C3 Vs Average

[KYLECODY]

The builder/owner lays tiles for a living.

He should of stuck to tile on the interior of a home. Thats just awkward.

 

[Terrel L. Shields]

Thats just awkward.

Some ethnic groups like a bolder exterior look...hint, hint.

 

[Deleted member 130081]

Well, certainly the ratings are open to opinion. Still better than the old way. Someone said they think appraisers are shy to rate a Q5 and I think that is probably true - not enough time or will to deal with the push-back. I personally reserve Q5 for those special s-holes and have not seen Q6 since before the ratings were started. I suspect the southern states have more Q5 and Q6, considering they don't have to worry about heat and insulation as much - just a guess. What I do (right or wrong) is use the ratings to appropriately identify a quality and also differentiate between property class. This means sometimes I rate a home different than I might in a different circumstance, but it makes the report easy to read and get through scrubbers. Considering the ratings are sometimes subjective, I don't see the harm in it. I don't work in a concentrated area and don't think I have ever used the same comp twice in 12 years (or its so rare I can say never), so I have yet to be fined by the UAD police for an inconsistent rating. Until they provide for a more specific ratings, I think there will always be some disagreement on the ratings. Sometimes I write the home is a low Q3 or high Q4 etc.

 

[Deleted member 130081]

Seeing as how none of us will most likely ever appraise a Q1 and few Q2, that really leaves just three common rating levels.

I believe that to be very limiting.

I appraise Q1 and Q2 and it aint all that rich where I live, but people do have a thing for good housing here. I also have an excellent grasp on builder quality, seeing as I used to build high-end homes before I was an appraiser. I think if you read the Marshall & Swift definitions and use them as a secondary guide, it really helps differentiate quality. Someone here said many Q4 homes are Fair in M & S and I agree with that. I also think some Q4 homes are Average and on rare occasion, are Good. Like I said, the ratings are better than the old way, but there is still room for reconciliation - homes are not as black and white as the UAD ratings and M & S definitions.

 

[residentialguy]

I appraise Q1 and Q2 and it aint all that rich where I live, but people do have a thing for good housing here.

Post some photos of them. I've appraised $5M dollar homes (res lot, not on a lake) that were Q2. You would be hard pressed to find a Q1 for less then $7M, imo

Here's some good examples of Q1

 

[J Grant]

Great photos of Q1, res guy!

Sothebys online can be a good source of photos of Q1 (and Q2)ho

 

[Deleted member 130081]

Post some photos of them. I've appraised $5M dollar homes (res lot, not on a lake) that were Q2. You would be hard pressed to find a Q1 for less then $7M, imo.

I cant get them to paste - says server wont handle it. They do look like the ones you posted however (meaning I agree yours is Q1).

We have an area here called Lake Country (suburban Waukesha County). Yes, it is filled with lakes. Many of these contain homes from the turn of the century or so, built by beer and timber barons, for instance the Pabst Mansion (though there are better homes that that one). These "shacks" as I like to call them, were often summer cottages!!! Not sure about today, but for many years one of the Lake Country municipalities was the richest in the country (Chenequa - 601 residents). Today, with more people having more money, there are newer-built mansions that rival the days of old in Lake Country and other suburban areas. In Milwaukee County on the shore of Lake Michigan and vicinity, there are many Q1 homes, again mostly built by the barons/wealthy of the times - the difference there is that there are few newer-built homes to rival the old. In either event, I refuse to do these on GSE forms and always get a written agreement of expectation before I start, that states the opinion of value is not going to be accurate down to the dollar, even if it is defined as such. I suppose I fear rich people with money for lawyers, in markets where the market spread can swing a million or two for no discernable reason.