Has Anyone Completed A 3.6 Yet

[TerryRohrer]

If there are no competitive sales within the subjects immediate Market area, and I utilize a sale one, two miles out as you say, then yes.... I analyze the median sales prices of that neighborhood in comparison to the subject's.

Yes to all. Actually, you can see the influence of the distance in the gross sales prices without even throwing them in a spreadsheet.

1. It depends..... 2. Yes. If it is a park with a playground and a parking lot with a bunch of curtain crawlers screaming and yelling or a park with no parking with trees, and a serene environment.... the market typically differentiates between those two which is reflected in the sales price.


The MLS..... then public records for confirmation. Very much like most appraisers do.


Why? Because I stated to the posting appraiser that they should comment on comparable's external influences? It's not the AMC that wants to know.... it's the lender. If that happened to him, he took a shortcut and got caught.

Don't you comment / analyze comparables that are next to railroad tracks, underneath high tension power lines, next to parks in comparison to the subject? Especially if the subject is not near these externalities? Those questions are rhetorical by the way.... I already know you do based on your posts in many threads here on the forum. I already know you're a good appraiser Mr. Roher.

So, you take a brief look at gross prices and guess. Got it. Same as the OP. What public records report how many visitors each park has on a weekly or monthly basis over time? I can't even find that information reliably for Federal parks that used to report it. All the variables you mention probably require dozens to hundreds of sales for each to have enough to represent all aspects of every conceivable externality. Forgive me if I doubt your analysis approaches that level.

Next to railroad tracks is a bit different than 850 feet from a park, don't you think? High tension power lines make no difference here and I say so, but I have modeled that numerous times (actual analysis, not just a casual glance at a few prices). If I see something that has a chance of moving my opinion of value, I deal with it. I would never mention a local park 850 feet from my subject. Anything that affects comp and not my subject is unlikely to be included as a comp, and if it is, I deal with it in the reconciliation, except in rare circumstances.

 

[Surf Cat]

Forgive me if I doubt your analysis approaches that level.

Okay..... you're forgiven. Now, go take that medication that helps with your anger issues grumples.....

 

[Alsie35]

I would never mention a local park 850 feet from my subject. Anything that affects comp and not my subject is unlikely to be included as a comp, and if it is, I deal with it in the reconciliation, except in rare circumstances.

Congratulations!!! You just made my day!!!! (Seriously).

You have just demonstrated that you are one of 9 people on the Internet who actually knows how to use the word "AFFECT" - CORRECTLY!!!!

P.S. More on topic - I know Texas was not one of the unfortunate "3.6 Abomination Early Tester " states like NJ ... but I'm getting lonely down here ... still waiting for my FIRST "UAD 3.6 Abomination Solicitation" ... so that I can slam dunk it and tell them GFY-selves!!!

 

[TerryRohrer]

Congratulations!!! You just made my day!!!! (Seriously).

You have just demonstrated that you are one of 9 people on the Internet who actually knows how to use the word "AFFECT" - CORRECTLY!!!!

P.S. More on topic - I know Texas was not one of the unfortunate "3.6 Abomination Early Tester " states like NJ ... but I'm getting lonely down here ... still waiting for my FIRST "UAD 3.6 Abomination Solicitation" ... so that I can slam dunk it and tell them GFY-selves!!!

Now I'm going to be all twitchy and checking my spelling for weeks, as that didn't even cross my mind!

I'm getting little 2.6 here (and no 3.6 interest whatsoever), but commercial business has ramped up nicely over the past 6 months and the larger fees and more moderate pace are welcomed.

 

[Trihard]

I hear you but $250 fee is a lot of money to some people... Especially young people. The residential appraisal job has a low barrier of entry and there are more appraisers than assignments for the last 4 years. Sure ... If you're an SRA and do legal, private, direct and/or complex jobs you can dictate your pay better. Most people in the field are not protected from the over supply of competition, low volume of lending and increasing waivers.

If someone charges $250 for an appraisal, they should find a new market to work in.