Comment Caucus

[T-Dubs]

Begin with the focus of the comment, then hit us your word wizardry. Exempli gratia:

OPINION OF VALUE UNDER CONTRACT PRICE
"The opinion of value does not support the contract price. The subject property does not have any condition, functional or external issues, unique characteristics or under-improvements. The market conditions have not changed between the contract date and the effective date of this appraisal report. The sale agreement is arms-length and is not known to include any personal property. The contract price is not a direct reflection of market pricing and in some cases may be influenced by the motivation of the buyer, seller and or real or perceived market conditions. In the case of the subject property, the appraiser was able to utilize the most recent and similar sales located in the subject’s immediate market area and same named subdivision which reflected a market price below the contract price."

 

[glenn walker]

Begin with the focus of the comment, then hit us your word wizardry. Exempli gratia:

OPINION OF VALUE UNDER CONTRACT PRICE
"The opinion of value does not support the contract price. The subject property does not have any condition, functional or external issues, unique characteristics or under-improvements. The market conditions have not changed between the contract date and the effective date of this appraisal report. The sale agreement is arms-length and is not known to include any personal property. The contract price is not a direct reflection of market pricing and in some cases may be influenced by the motivation of the buyer, seller and or real or perceived market conditions. In the case of the subject property, the appraiser was able to utilize the most recent and similar sales located in the subject’s immediate market area and same named subdivision which reflected a market price below the contract price."

No why would I focus on a word that is either a mistake typo etc. No need to be a 8th grade school teacher trying to figure out a word that is obviously has nothing to do with the appraisal. Forget "Caucus" the appraiser actually laid a nice clear reason of why his value came in below the Sales Contract Price . The word "Caucus" is almost always related to a Politcal Party or group of people meeting to "caucus" . What are you trying to figure out ? Please further explain LMAO

 

[Terrel L. Shields]

Nah...my response

"Go forth, be fruitful, and multiple" howbeit a loose translation.

 

[T-Dubs]

No why would I focus on a word that is either a mistake typo etc. No need to be a 8th grade school teacher trying to figure out a word that is obviously has nothing to do with the appraisal. Forget "Caucus" the appraiser actually laid a nice clear reason of why his value came in below the Sales Contract Price . The word "Caucus" is almost always related to a Politcal Party or group of people meeting to "caucus" . What are you trying to figure out ? Please further explain LMAO

My apologies. I'll try again. I merely titled this thread, "Comment Caucus". Nothing political. Just "Comment Caucus"- I thought about "Comment Meeting" or "Comment Gathering" or "Comment Session" or "Comment Parley" or "Comment Get-Together", I did like the sound of "Comment Conclave" or "Comment Patch", but you and Linus are right, there are three things you don't discuss in public - religion, politics and the Great Pumpkin. I was hoping to start a little shop talk. Get appraisers to share some comments they've utilized in a report. A comment/commentary thread. Yes? No? I thought this site was a place for appraisers to help appraisers. Maybe I was wrong.

Anyway, I'm glad you felt "the appraiser laid a nice, clear reason of why his value came in below the Sales Contract Price". That's my comment.

I state: "Begin with the focus of the comment (That is in all capital letters), then hit us your word wizardry (that means a great canned comment or a great comment you put together for a specific feature, factor or section/field in a report). I start the ball rolling by giving an example. "Exempli gratia" is Latin (ɪɡˈzɛmplaɪ ˈɡrɑːtɪˌɑː ) meaning, "for the sake of example". It is often abbreviated: e.g., eg., eg.

Find the good in people and the joy in life, Glenn. Be nicer. SMDH.

 

[residentialguy]

Begin with the focus of the comment, then hit us your word wizardry. Exempli gratia:

OPINION OF VALUE UNDER CONTRACT PRICE
"The opinion of value does not support the contract price. The subject property does not have any condition, functional or external issues, unique characteristics or under-improvements. The market conditions have not changed between the contract date and the effective date of this appraisal report. The sale agreement is arms-length and is not known to include any personal property. The contract price is not a direct reflection of market pricing and in some cases may be influenced by the motivation of the buyer, seller and or real or perceived market conditions. In the case of the subject property, the appraiser was able to utilize the most recent and similar sales located in the subject’s immediate market area and same named subdivision which reflected a market price below the contract price."

See, you're supposed to talk to both parties and find out why it's so high. It's called verification of conditions of the sale. You're just making crap up.

 

[T-Dubs]

See, you're supposed to talk to both parties and find out why it's so high. It's called verification of conditions of the sale. You're just making crap up.

Try keep in mind that this thread is not really about critiquing my comment or a comment. You either like it or you don't. It's more about sharing some of your expertise, residentialguy. Drop some more knowledge, friend. I like it.

#whyareallappraiserssogrumpy

 

[George Hatch]

"In addition to these sales I also analyzed and considered a large number of other, less directly comparable sales (active, closed and expired) data which also contributed to my opinions and conclusions. The subject's current sales contract was one of those other sales data. Based on my analyses of all of these data it appears the contract price is completely outweighed by the comparable sales data. I was unable to identify any comparable sales which would support the contract price.

Edit as necessary. It doesn't matter why the contract price is out of line and there's no point in attempting to speculate as to that reason because at least some of the time that speculation will be incorrect. Stick to what you can see.

 

[Elliott]

A more direct comment: "As any idiot should be able to understand, my opinion of the market value is what it is. An appraisal is the objective, unbiased estimate, it is not an apology for a contract price being above or below my opinion."

 

[bnmappraisal]

#whyareallappraiserssogrumpy

I state: "Begin with the focus of the comment (That is in all capital letters), then hit us your word wizardry (that means a great canned comment or a great comment you put together for a specific feature, factor or section/field in a report). I start the ball rolling by giving an example. "Exempli gratia" is Latin (ɪɡˈzɛmplaɪ ˈɡrɑːtɪˌɑː ) meaning, "for the sake of example". It is often abbreviated: e.g., eg., eg.

(my bold above) Yes, many appraiser reports require "canned comment" for some things, but in my opinion the reason for an opinion of market value being below contract price should not be one of those. The reason OMV is below CP should not exactly be one of those things, IMO
Here's one of my examples: (certain parts redacted for confidentiality)

"Note: Subject listed 04/09/2021 through ********** for $879,000 (also current list price). Subject is pending contract for $884,000. This is an arms length transaction with conventional financing and no unusual circumstances. At this time, the subject's purchase price is considered above market value based on the closed, comparable sales available. Properties selling at or above the subject's contract price have been recently significantly renovated/remodeled, are significantly larger in GLA, located on waterfront or a variation of the three factors."

 

[Fernando]

My apologies. I'll try again. I merely titled this thread, "Comment Caucus". Nothing political. Just "Comment Caucus"- I thought about "Comment Meeting" or "Comment Gathering" or "Comment Session" or "Comment Parley" or "Comment Get-Together", I did like the sound of "Comment Conclave" or "Comment Patch", but you and Linus are right, there are three things you don't discuss in public - religion, politics and the Great Pumpkin. I was hoping to start a little shop talk. Get appraisers to share some comments they've utilized in a report. A comment/commentary thread. Yes? No? I thought this site was a place for appraisers to help appraisers. Maybe I was wrong.

Anyway, I'm glad you felt "the appraiser laid a nice, clear reason of why his value came in below the Sales Contract Price". That's my comment.

I state: "Begin with the focus of the comment (That is in all capital letters), then hit us your word wizardry (that means a great canned comment or a great comment you put together for a specific feature, factor or section/field in a report). I start the ball rolling by giving an example. "Exempli gratia" is Latin (ɪɡˈzɛmplaɪ ˈɡrɑːtɪˌɑː ) meaning, "for the sake of example". It is often abbreviated: e.g., eg., eg.

Find the good in people and the joy in life, Glenn. Be nicer. SMDH.

Welcome T-Dubs to AF. The forumites you met are very political and bias so be careful with your political terms. They're intolerant, extreme, belittling, and mean but don't let that bother you.
Some here are glad you gave a good comment on OPINION OF VALUE UNDER CONTRACT PRICE. I don't usually make such a comment unless the value is significantly below contract in which case there is something abnormal happening in the transaction.