Full Duplex Vs. Half Duplex

[Pamela Crowley (Florida)]

It's either a 2 unit multi-family property

or

2 single family attached properties.

What do the county records and deed(s?) say? What is the zoning and use?

 

[hal380]

Hello All;

I am sorry that I was not fully precise in my definition of a Duplex. First of all, when I define a duplex, I am speaking only for my market area. I am satisfied with my definition of a duplex, but I did not go far enough. The land is also owned separately by each title holder of the 1/2 duplex. Randy is correct it is a zero lot line situation. No Moh, it is not property owned in common, and not condo.

AI Dictionary says

duplex
A house containing two separate dwelling units, side by side or one above the other; also describes apartments that occupy two levels or a portion of two floors.

This does not add much light to the topic.

Regards

Hal

 

[moh malekpour]

The land is also owned separately by each title holder of the 1/2 duplex

Then, you have 2 single family attached homes. The 1/2 duplex is still unclear to me.

 

[Chris Harrison]

In my market it would be called a twin home. I think that is what FHA also uses to describe this type of structure.

Chris
Behind the Zion Curtain

 

[Tim Hicks (Texas)]

The proper term is a single family attached property. However, because they are essentially duplex properties and resemble a typical duplex (look in your Marshall & Swift) they often get called a 1/2 duplex. Sometimes terms get used so much they catch on. Kinda like "skippy".

 

[CANative]

The duck is right again. Duplex is a misnomer on this type of single family attached home. We call them duets here. MLS calls them half-plexes of 1/2 duplex, but most Realtors are idjits. There's a nest of them in a lakeside subdivision I appraise in on a regular basis where homes are on mad-made lake channels.

 

[Tina]

Well, is it one 2 unit dwelling or two 1 unit attached dwellings...depends on the legal description, IMHO.

To clarify my understanding...if title is held for both units in one name, then it would be a one 2 unit dwelling, if there were separate owners (and legal descriptions) then it would be one of two unit attached dwellings.

My $0.02

TB

Edited for SP

 

[rodneycottrell]

Wow, I didn't know I was going to cause such a debate over terminology. I've grown up in the business here in Texas and always used the term 1/2 Duplex.

My particular property is a two-unit dwelling which sits on two lots and has one tax id. Its being marketed by an REO company as a FULL DUPLEX and yet now they wanted me to go back and use HALF DUPLEX comps. They are just mad because they got some over-valued appraisal when they obtained the property and now keep getting low bids from investors such as my client.

Thanks so much for all the posts on this topic.

Rodney

 

[Robert Anderson]

Rodney,

I generally agree with what you are doing. If I understand correctly, the owners are going to sell BOTH UNITS TOGETHER AS ONE PROPERTY OR OWNERSHIP and want to know the value of the property for this purpose. If that is the case, the best comparable sales are full duplex sales. You could use half duplex sales but you would have to consider and analyze the need for some discount as required by USPAP as follows:

An appraiser must analyze the effect on value, if any, of the assemblage of the various estates or component parts of a property and refrain from valuing the whole solely by adding together the individual values of the various estates or component parts.

Comment: Although the value of the whole may be equal to the sum of the separate estates or parts, it also may be greater than or less than the sum of such estates or parts. Therefore, the value of the whole must be tested by reference to appropriate data and supported by an appropriate analysis of such data.

As an aside, I am still confused by this half duplex and full duplex terminology. If I understand correctly, your subject and all full duplex properties consist of two half duplex units that can be sold sepearately. I would make sure that this is the case so that your are comparing like with like.

Bob Anderson

 

[moh malekpour]

However, because they are essentially duplex properties and resemble a typical duplex (look in your Marshall & Swift) they often get called a 1/2 duplex

Tim, don't you think that they should call them unoplex or one plex when they separte them to two units? when you divide 2 car garage to tow one car garage you call each divided garage one car garage, you don't call them 1/2 of 2 car garage. It is just a little funny if you that.