Comparable Sale basement or ground level

[NJ Valuator]

from an exterior view, does it look like the ground floor is below grade or does the grading just appear to be built up?

 

[Terrel L. Shields]

classic Split level, R side is below grade. 3 levels.

 

[Tom D]

Looks like a bi level to me. A split have 3-4 distinct levels with their own stairs, this one has 2 even levels. It all depends on your comps. If you have the same comps easy peasy. If you don't, then you can have a big GLA difference problem. Ansi screws up the whole thing. Part looks being below grade, but what does the area consider that, a finished basement or GLA. Need be, go distance to match it.
I would also use 1 story ranchers with fin basements. At least 1 or 2 matching, then whatever.

And the bigger problem is what does the township /MLS call it on their public/MLS records, i bet it's not ansi. So you then have to figure it out on all the comps. And fannie has a lot of older appraisals that have a different GLA from your new ansi way. Just explain it.

 

[sputnam]

I agree. Bi-level... only where I live people call them Split Foyer. The right side in the picture appears to be below grade.

 

[NJ Valuator]

Looks like a bi level to me. A split have 3-4 distinct levels with their own stairs, this one has 2 even levels. It all depends on your comps. If you have the same comps easy peasy. If you don't, then you can have a big GLA difference problem. Ansi screws up the whole thing. Part looks being below grade, but what does the area consider that, a finished basement or GLA. Need be, go distance to match it.
I would also use 1 story ranchers with fin basements. At least 1 or 2 matching, then whatever.

And the bigger problem is what does the township /MLS call it on their public/MLS records, i bet it's not ansi. So you then have to figure it out on all the comps. And fannie has a lot of older appraisals that have a different GLA from your new ansi way. Just explain it.

Public records calls all bilevels 1 story with basement regardless if the first floor is fully above grade or not so I cannot rely on them as source.
I just want to get everyone's opinion if it looks like the right side is below ground?

 

[Tom D]

I just want to get everyone's opinion if it looks like the right side is below ground?

Ok, if the basement floor is level with the bottom of those windows, then it is not below grade. But, then you prolly have a 5' basement ceiling height. Is that visualization helpful.

 

[timd354]

I agree. Bi-level... only where I live people call them Split Foyer. The right side in the picture appears to be below grade.

Not true, this type of property is called a split foyer where I grew up in Maryland and I see appraisals from all over the country and there are some other areas where this is called a split foyer. I have also seen this type of property called a bi-level, a split level and a raised ranch in different locations, although those terms all refer to homes with a different designs in the markets in which I appraised.

 

[shrubberyvaluation]

from an exterior view, does it look like the ground floor is below grade or does the grading just appear to be built up?

Looks partialyl below grade to me based on the window placement.

 

[shrubberyvaluation]

classic Split level, R side is below grade. 3 levels.

Looks like a split foyer or bi level.

 

[shrubberyvaluation]

Looks like a bi level to me. A split have 3-4 distinct levels with their own stairs, this one has 2 even levels. It all depends on your comps. If you have the same comps easy peasy. If you don't, then you can have a big GLA difference problem. Ansi screws up the whole thing. Part looks being below grade, but what does the area consider that, a finished basement or GLA. Need be, go distance to match it.
I would also use 1 story ranchers with fin basements. At least 1 or 2 matching, then whatever.

And the bigger problem is what does the township /MLS call it on their public/MLS records, i bet it's not ansi. So you then have to figure it out on all the comps. And fannie has a lot of older appraisals that have a different GLA from your new ansi way. Just explain it.

Yea I sometimes have homes with double the GLA or so, but with no basement, same house, just different grading and have to explain why its a good comp.