Main living area is partially below grade.

[Terrel L. Shields]

This is another that I would call split level. You walk in level with garage, and you have living area there, but must go up or down to the other parts of the house, The bricked part is partially bermed so I'd call it finished basement...but you could say it is GLA if you have other split level or bi-levels of similar construction. Personally, I wouldn't live in one. Too many stairs for an old guy.

 

[TJSum]

A picture would help, if you could provide one, when you say partially below grade, just wondering how "partial" it is. As suggested by the prior Maryland appraiser, make sure you include bi-levels and raised ranch homes in your search, of some agents might also call it a colonial without a basement, so make sure to search everything to make sure you are not missing a good comparison.

 

[Overimprovement]

I personally have quit using split level as a name, too ambiguous. Bi-level too. I use split foyer for the homes that immediately upon entry one must go up or down steps. There is sometimes a small hallway/coat closet on this level, and/or the garage, but mostly the only thing on this level is the small foyer/entry hall.

Multi-level homes typically have a main level with no steps upon entry, but often have 5-10 steps leading up to the main entry on the outside, so utility can be similar. They have 4-6 steps up to the bedrooms, and another 4-6 steps down to an unfinished area, or maybe a family room, bath, laundry, etc. Garage is usually at this level as well on these.

Raised ranches are simply ranches with full basements, usually with the main entry into the home FROM the lower level of the home.

But all these are a personal preference. Local custom can be used as well, though again I find split level or bi-level to be too ambiguous. Most who read split foyer know exactly what that is, if they have ever seen one.

For either of these, I always use the strict ANSI definitions of above and below grade space, but do not paint myself into a corner with adjustments. If the lower level looks and feels as nice as the main or upper level, with similar light, ceiling height, quality and utility, I have no problem using the same $/sf adjustment if the market seems to view those homes that way. Just explain what you are doing and you will be fine.

 

[shrubberyvaluation]

A picture would help, if you could provide one, when you say partially below grade, just wondering how "partial" it is. As suggested by the prior Maryland appraiser, make sure you include bi-levels and raised ranch homes in your search, of some agents might also call it a colonial without a basement, so make sure to search everything to make sure you are not missing a good comparison.

I'm not sure if I should attach pictures of the actual subject. I tried to attach pictures of a couple with similar floor plans that didn't sell recently, but its not working. Do attachments have to be in a specific format? The front left is completely above grade(where th living room is), the left side is completely above grade, the rear is above grade except at the laundry are (the rear exits actually have you have stepping down a step. If you have brightmls in Maryland a couple would be 2 Anne Ct, Severna Park and 721 Pin Oak Rd, Severna Park. They appear to have the same layout of the LR, DR, and Kitchen on the lower level.

 

[Overimprovement]

A picture would help, if you could provide one, when you say partially below grade, just wondering how "partial" it is. As suggested by the prior Maryland appraiser, make sure you include bi-levels and raised ranch homes in your search, of some agents might also call it a colonial without a basement, so make sure to search everything to make sure you are not missing a good comparison.

Good point--agents in my area are all over the place in what they call things, so I usually leave out style as a search criteria unless very necessary. More work, but I have had a few sales pointed out to me that I missed because an agent mis-labeled what the home was.

 

[shrubberyvaluation]

I personally have quit using split level as a name, too ambiguous. Bi-level too. I use split foyer for the homes that immediately upon entry one must go up or down steps. There is sometimes a small hallway/coat closet on this level, and/or the garage, but mostly the only thing on this level is the small foyer/entry hall.

Multi-level homes typically have a main level with no steps upon entry, but often have 5-10 steps leading up to the main entry on the outside, so utility can be similar. They have 4-6 steps up to the bedrooms, and another 4-6 steps down to an unfinished area, or maybe a family room, bath, laundry, etc. Garage is usually at this level as well on these.

Raised ranches are simply ranches with full basements, usually with the main entry into the home FROM the lower level of the home.

But all these are a personal preference. Local custom can be used as well, though again I find split level or bi-level to be too ambiguous. Most who read split foyer know exactly what that is, if they have ever seen one.

For either of these, I always use the strict ANSI definitions of above and below grade space, but do not paint myself into a corner with adjustments. If the lower level looks and feels as nice as the main or upper level, with similar light, ceiling height, quality and utility, I have no problem using the same $/sf adjustment if the market seems to view those homes that way. Just explain what you are doing and you will be fine.

Yea it just looks weird and messy using a 1000 SF home with a partially below grade of 1,000 Sq.Ft. that the market would see as similar to above grade and then comparing it to 2,000 Sq.Ft. houses without a basement and making at least 2 adjustments that will just cancel each other out.

 

[Overimprovement]

Yea it just looks weird and messy using a 1000 SF home with a partially below grade of 1,000 Sq.Ft. that the market would see as similar to above grade and then comparing it to 2,000 Sq.Ft. houses without a basement and making at least 2 adjustments that will just cancel each other out.

Understandable, and the definitions as posted do allow some wiggle room to call it all above grade, just explain well in the report.

 

[Terrel L. Shields]

I'm not sure if I should attach pictures of the actual subject.

For some reason the pictures (and all of us are having this trouble) don't "work". Something the website should try to fix. You can bring up the picture outside AF, and then use snip it or the clipping program to copy the image then paste into the post. Been doing this a couple months now.

I think "split" level is a bad name too. If it has 3 levels, I'd call it a 'tri-level' and if only 2 'bi-level' but often the garage becomes a third level. Go figure.

 

[shrubberyvaluation]

For some reason the pictures (and all of us are having this trouble) don't "work". Something the website should try to fix. You can bring up the picture outside AF, and then use snip it or the clipping program to copy the image then paste into the post. Been doing this a couple months now.

I think "split" level is a bad name too. If it has 3 levels, I'd call it a 'tri-level' and if only 2 'bi-level' but often the garage becomes a third level. Go figure.

Living Room Dining Room and Kitchen are all on the lower level.

 

[TJSum]

I'm not sure if I should attach pictures of the actual subject. I tried to attach pictures of a couple with similar floor plans that didn't sell recently, but its not working. Do attachments have to be in a specific format? The front left is completely above grade(where th living room is), the left side is completely above grade, the rear is above grade except at the laundry are (the rear exits actually have you have stepping down a step. If you have brightmls in Maryland a couple would be 2 Anne Ct, Severna Park and 721 Pin Oak Rd, Severna Park. They appear to have the same layout of the LR, DR, and Kitchen on the lower level.

I looked at the pics of the two homes you mentioned. I would have no problem calling both levels above grade GLA.