Is a Neighborhood defined by subdivisions, planned unit developments, a development within a subdivision, market segment...?

[J Grant]

A neighborhood in most consensus is the area around subject defined by prominent man made /natural boundaries as well as the area that serves the subject in shops, schools , services.. In a rural area where nearest stores/services are 20 miles away that might be a much larger geo area than a suburban where shops/services are within several miles .

A subdivision or PUD is a legal named /defined community and these communities are located within a neighborhood - though a large, sprawling subdivision can comprise a neighborhood .

Fannie page one asks about neighborhood , vs the MC form which is supposed to address the market area where comps are found. Sometimes a market area and neighborhood are one and the same, other times not. Thus the comps for a subject may be within its neighborhood or outside it. Typically, comps for a subject are found within its own PUD or subdivision, but there are times that does not apply either.

 

[Carnivore]

Your Original Question can the entire small town be the Hood? It depends, but I would say that it more often than not can be the defined Hood. When I have those type of assignments I take extra time and verbiage to described that town. In North Carolina we have a lot of Small towns. If you go outside of the town you are now in a Rural Area. There really is not any suburb. I define a town not just by its physical boundaries but also include the one mile Extraterritorial Jurisdiction area that surround it.

 

[Fernando]

Often times streets are blocked to control/feed traffic to Traffic light controlled intersections of major roads.

In Berkeley, some streets are blocked to slow down traffic and less traffic for the residential streets. I think fire workers and police have gotten use to it and know where to drive.

In the neighborhood I was talking about, the blockage has divided the neighborhood over the years. You can tell the difference going from one area to the area in same neighborhood. It helped the better area retained and increased its values. What's done is done but I thought about the true motive of the separation to keep the minorities out.

 

[Terrel L. Shields]

You can do a simple analysis by determining the Average/Median Site Value difference between two neighborhoods. That will reveal the location difference.

Another way to see if there is a difference is to compare the Census Tract data. ...

The weakness of Census Tract Data is it becomes dated.

Our census data are totally meaningless. They are the same boundaries they were when I started in 1990. But they sprawl all over the county whereas the population growth is centered around Bentonville, which had a population of 13,800 or so in 1990 and a bedroom community 5 miles away had 500 plus the town of Rogers which likewise has pretty much surrounded the town of Lowell and fights with the adjacent town of Springdale in another county for controls along the county line. Today they are pretty much solid town and bumping 60,000 souls each. Since land is relatively cheap, we have 4,000 SF mansions next door to mobile home parks...Median value would be a pointless gesture since the range might be from $30,000 to $2,200,000 and the median maybe $300,000 and the mode about $200,000.

The whole county has a lot of commuters who work for Walmart or a vendor of Walmart (some 3,000 vendors have offices in the region.) The west side produces poultry and beef as agriculture and the bulk of other jobs relates to poultry plant production which is heavily Hispanic who themselves are dispersed through out the towns. While they are concentrated in multi family and older housing, it is a function of what is available in their price range, not a cultural factor so much. Hispanics work on farms but I judge they are too smart to borrow $3 million and actually build a poultry farm. The Hmong, OTOH, frequently buy or build such farms and their other passion seems to be produce, which was apparently a big business in Minnesota where many of the Hmong lived when they first migrated here. I asked one once why they came to Arkansas and he said the hills of the Ozarks reminded him more of the hills "back home" in Vietnam and Minnesota was too cold.

Pretty much all the towns I work with a population of 15,000 or less are rather uniform. Yes, I call the whole town a neighborhood with the typical function of a neighborhood and I cannot imagine anyone wishing to pick one side of town over another side in any of these towns. You might want to avoid being next to the train tracks or a processing plant but the general community is pretty uniform.

PS - If I wanted to live near a plant it would have to be McKee Baking in Gentry, boy does it smell good when you drive by and the wind is just right. The same in Fayetteville when I was going to college. A bread making outfit was aromatic in the morning along Dickson Street.

 

[Fernando]

I use maps from each MLS. The one I'm using is so old (20 years), I have taped it so many time. Since I'm not in that MLS board anymore, I have to make do what I can.
The MLS neighborhood still the same and is used in getting neighborhood trends for 1004MC.