Vegan702
Senior Member
- Joined
- Feb 24, 2005
- Professional Status
- Certified Residential Appraiser
- State
- Nevada
This is a 5298SF house in a new subdivision that they haven't even finished building in yet and it is an REO all the sales and listings are homes that are new - 2 years old.
Normally when I make adjustments for market conditions (time) I have plenty of sales to use to arrive at my adjustment number. In this case I only have 6 sales over the last 12 months and the last sale was in 09/2007 and all but 1 is from the builder. So my data is like this;
Sales over the last 12 months
12/2006 - $1,105,000 5729SF Mountain View
02/2007 - $1,064,823 4870SF Mountain View
05/2007 - $1,019,912 4906SF Mountain View
06/2007 - $1,200,000 4766SF Golf Course View
07/2007 - $1,070,000 4670SF Mountain View
09/2007 - $1,012,259 5782SF Mountain View
Current listings in the subdivision that I am going to use
5782SF listed at $869,900 Bank Owned - Mountain View
4898SF listed at $894,000 Not Bank Owned - Mountain View
5782SF listed at $995,000 Not Bank Owned - Mountain View
So all my listings are below the sale prices so I would think an adjustment is needed. Normally I use the sales I researched to pull my comparables from as I search back 2 years and usually have over a 100 sales to use to get my adjustment in decline, but not this time.
So my scenario is this, can I research sales that are smaller in SF and find out how much they have declined and use that percentage applied to these larger sales?
Can I pair the sales from 12/2006 and 09/2007 and the sales from 02/2007 and 05/2007 as they are similar in SF and take the percentages from just these 4 sales to arrive at a percentage?
Or do I just use common sense and say that since the listing at $995,000 is the same size as the last sale in 09/2007 and 12/2006 that the percentage should be the difference between them?
I also have to factor in a list to sale price ratio of 95%.
I may just be over thinking this as it is late and I have been out all day.
Normally when I make adjustments for market conditions (time) I have plenty of sales to use to arrive at my adjustment number. In this case I only have 6 sales over the last 12 months and the last sale was in 09/2007 and all but 1 is from the builder. So my data is like this;
Sales over the last 12 months
12/2006 - $1,105,000 5729SF Mountain View
02/2007 - $1,064,823 4870SF Mountain View
05/2007 - $1,019,912 4906SF Mountain View
06/2007 - $1,200,000 4766SF Golf Course View
07/2007 - $1,070,000 4670SF Mountain View
09/2007 - $1,012,259 5782SF Mountain View
Current listings in the subdivision that I am going to use
5782SF listed at $869,900 Bank Owned - Mountain View
4898SF listed at $894,000 Not Bank Owned - Mountain View
5782SF listed at $995,000 Not Bank Owned - Mountain View
So all my listings are below the sale prices so I would think an adjustment is needed. Normally I use the sales I researched to pull my comparables from as I search back 2 years and usually have over a 100 sales to use to get my adjustment in decline, but not this time.
So my scenario is this, can I research sales that are smaller in SF and find out how much they have declined and use that percentage applied to these larger sales?
Can I pair the sales from 12/2006 and 09/2007 and the sales from 02/2007 and 05/2007 as they are similar in SF and take the percentages from just these 4 sales to arrive at a percentage?
Or do I just use common sense and say that since the listing at $995,000 is the same size as the last sale in 09/2007 and 12/2006 that the percentage should be the difference between them?
I also have to factor in a list to sale price ratio of 95%.
I may just be over thinking this as it is late and I have been out all day.