Market areas and Market Trends

[djd09]

i was taught 'time' adjustments are geared for sales that are years old or a dividing event such as 9/11, the financial crisis, and corona...

 

[Terrel L. Shields]

No person is allowed to influence or attempt to influence the development, reporting, result, orreview of an appraisal through coercion, extortion, collusion, compensation, inducement,intimidation, bribery, or any other manner including, but not limited to:

Just kidding of course..

My MLS does a passable job of creating a time line - so I just copy paste it but for big farm properties, that's really pointless. There I may use a market or county wide trendline created from an Excel spreadsheet.

 

[Fernando]

Best to use more recent comps so you don't have to do time adjustments.
Marketing adjustment is too arbitrary.
You can get stats to suit how much to increase or decrease.
You give me your figures and I can refute them with different figures.
You can fool the typical reader but not Fernando.

 

[conwayblue]

Their example brings up more questions than answers. How were these rolling trend data points determined? What does "Comparable sale 1=5% increase as of contract date?" mean? Is this the yearly appreciation rate the comparable sale experienced as measured from its prior sale?

Other questions:

• Why does the best fit line have pivots on phantom data points?
• Why is there a trend line starting at 1% from the origin to comparable 1?
• How was the market from comp 4 to the effective date determined to be stable?
• Why does the 'Decreased value' line not follow the slope of the trend line from comp 2 to comp 4?

 

[George Hatch]

Their example brings up more questions than answers. How were these rolling trend data points determined? What does "Comparable sale 1=5% increase as of contract date?" mean? Is this the yearly appreciation rate the comparable sale experienced as measured from its prior sale?

Other questions:

• Why does the best fit line have pivots on phantom data points?
• Why is there a trend line starting at 1% from the origin to comparable 1?
• How was the market from comp 4 to the effective date determined to be stable?
• Why does the 'Decreased value' line not follow the slope of the trend line from comp 2 to comp 4?

Luv your avatar.

 

[Fernando]

Some reviewers want me to adjust based on contract date. They think they know better.

 

[Dublin ohio]

Some reviewers want me to adjust based on contract date. They think they know better.

In this case they do

 

[Fernando]

In this case they do

If contracts take 1-3 months, shouldn't make much of difference.
However if 6 months, then that should be address and analyzed if affected sales price. Taking so long addresses another issue that could affect sales price.

 

[Dublin ohio]

If contracts take 1-3 months, shouldn't make much of difference.
However if 6 months, then that should be address and analyzed if affected sales price. Taking so long addresses another issue that could affect sales price.

That is one Kamala quality word salad

 

[Fernando]

That is one Kamala quality word salad

Must be hard for you to comprehend.