togatour
Sophomore Member
- Joined
- Dec 11, 2013
- Professional Status
- Certified Residential Appraiser
- State
- Maryland
smackodu,
check out MRIS/MLS Listing AA8113243, look at the aerial photo. The "Accessory Unit" is in the rear yard to the right of the pool. The driveway does not even reach the structure. The pool is too the left and there is a large detached garage at the left rear. From the photos, this looks like a converted shed/ outbuilding now being used as a really nice pool house with amenities Kitchen/ Bath/ CAC and heat/ electric/ running water/ ect. that imply one could live in there, but clearly zoning (lack thereof, and how it is situated on the site show it is clearly a finished pool house at best. Sure it has value, but not as GLA and certainly not as an accessory unit (illegal!!!) Moreover, comparing it to 1700 sf homes with 1700 sf basements is misleading, at best.
It is a 1200 sf home with an ig pool, large detached garage, and pool house/ out building. I have no idea of what comps were used and how big they may have been, but if they had accessory units as indicated by the OP, they were probably much larger than the subject.
This may actually be a case of what plagues our industry right now..... Low fees from the advent of the new AMC model make it hard for honest experienced appraisers to be able to afford and train and SUPERVISE newer, and even moderately experienced appraisers. Remember a Listing Agent put this house on the market in that price range and a buyers agent and buyer made an offer to buy at that price................Looks like the OP tried hard to appraise the sales price instead of appraising the real property and improvements, much like most of the comparable properties that many Realtors supply to me.............they all support or are well above the SP. To be fair, I work and have worked with many Realtors who have given me basically the same comparable properties that I end up putting in the report. But in this case the appraiser probably caved to the perceived pressure he might receive if he cut the deal?? IMO.
check out MRIS/MLS Listing AA8113243, look at the aerial photo. The "Accessory Unit" is in the rear yard to the right of the pool. The driveway does not even reach the structure. The pool is too the left and there is a large detached garage at the left rear. From the photos, this looks like a converted shed/ outbuilding now being used as a really nice pool house with amenities Kitchen/ Bath/ CAC and heat/ electric/ running water/ ect. that imply one could live in there, but clearly zoning (lack thereof, and how it is situated on the site show it is clearly a finished pool house at best. Sure it has value, but not as GLA and certainly not as an accessory unit (illegal!!!) Moreover, comparing it to 1700 sf homes with 1700 sf basements is misleading, at best.
It is a 1200 sf home with an ig pool, large detached garage, and pool house/ out building. I have no idea of what comps were used and how big they may have been, but if they had accessory units as indicated by the OP, they were probably much larger than the subject.
This may actually be a case of what plagues our industry right now..... Low fees from the advent of the new AMC model make it hard for honest experienced appraisers to be able to afford and train and SUPERVISE newer, and even moderately experienced appraisers. Remember a Listing Agent put this house on the market in that price range and a buyers agent and buyer made an offer to buy at that price................Looks like the OP tried hard to appraise the sales price instead of appraising the real property and improvements, much like most of the comparable properties that many Realtors supply to me.............they all support or are well above the SP. To be fair, I work and have worked with many Realtors who have given me basically the same comparable properties that I end up putting in the report. But in this case the appraiser probably caved to the perceived pressure he might receive if he cut the deal?? IMO.