Need help finding Software to do Market / Time Adjustments

[OG80]

Hello,

What software do you use to do Market/Time adjustments?
I don't want to use Datamaster if I don't have to. Thank you in advance.

 

[Tim Hicks (Texas)]

try True Tracts.

 

[RCA]

I use MARS, which works better than anything else, provided you have good quality data - and plenty of it. But setting it up to run with R is a hassle, and you probably don't have time to deal with it.

But for example, I can use MARS to do time adjustments on individual features such as GLA, specific room counts, garage size, architectural style and so on. You know that popularity of specifc features can change with time. You will not get that with a third-part product, especially not by market area.

( Written with Viture XR Glasses)

 

[Tom D]

Well, if you don't want to pay a monthly fee, then your MLS should have enough market data for a linear line. You can use their charts and/or statements in your report. My MLS has a yearly county, a quarterly county, a monthly county, and a yearly zip code, and a yearly listing market. You have to decide which represents your market. A yearly, or a month to month, micro or macro.

Now, if you want to go non linear line with a flucuating monthly market then a program will do that plus a linear line to. They give you choices on what type of non linear regression you want to use. I have been a big fan of spark. So easy to do and a page of explanation and chart to say you at least thought about it. The program can do either a macro neighborhood or micro competing chart. Not always the same, depending on the uniqueness or commonish of the subject.

Spark has a great utube video on the market time program with a great explanation of non linear time adjustments. Was worth watching, did learn. But some here are to smart to do that.

 

[J Grant]

MLS you can run your comps and then ask it to do a trend chart - takes a minute to load, tht way you have control over the sales and listings data that goes in, MLS has online video training tutorials

BTW, to the OP, none of these systems "do" the time adjustments for you. They organize sales and listings in a timeline and illustrate it in a printable form.

 

[OSU Beavers]

Are there any Excel wizards on the forum who can provide a spreadsheet formula for multi-point time adjustments?

 

[OG80]

Came across this: https://valuation-labs-old-version.streamlit.app/

And they also have a newer one: https://valuation-labs.streamlit.app/

It's Free.

 

[Terrel L. Shields]

What software do you use to do Market/Time adjustments?

You can run it thru the MLS or download the data from the MLS to a csv file which excel or most spreadsheets will open, and eliminate any outliers or non-similar properties. Then wipe out all the columns except data of sales and price or price per SF, and run a simple plot. Once that XY plot is graphed, run the trendline function - probably either linear or log style and it shows the change over time.

 

[Surf Cat]

Came across this: https://valuation-labs-old-version.streamlit.app/

And they also have a newer one: https://valuation-labs.streamlit.app/

It's Free.

If you want wild monthly fluctuations......valuation labs will give them to you. At least, that's what I've found when I tried it. Spark gives you the competitive sales results along with the overall neighborhood sales results and is really intuitive in helping you determine what your subject's market is doing.

I'm bummed the creator no longer owns Spark. The customer service was fantastic. Here's hoping he made a killing...

With the exception of using a dated sales of 18 to 36 months back, I'm not wild on using sporadic, monthly time adjustment differences.

 

[RCA]

Are there any Excel wizards on the forum who can provide a spreadsheet formula for multi-point time adjustments?

Nobody here can read, I guess; Nope. Nobody has answered your question. --- Well, if they can read, they don't understand much. Look at Surf Cat who complains I don't recognize his genius - and he is in my state of California. He should know better.

Besides market conditions (e.g. date of sale) we have many other factors that affect sale price, especially in the metro areas of California. If you look at sale prices, the only way you are going to get legitimate trend functions of date of sale is by first extracting all the other factors and then deal with what is left. That takes MARS. And practically speaking, that is ALL that is available.

MARS will give you a model (formula) that predicts price based on measured features. For Time, that is simply date of sale. This model provides a base function for date of sale that can be easily converted to an Excel formula - just by asking ChatGPT. Suppose your date of sale function changes the trend of sale price at four different dates in the past ( t1, t2, t3, t4) and here are these for coefficients (slopes) for each of the 5 segments (c0,c1,c2,c3,c4), the formula will look something like:

=IF(A2<=t1, c0,
IF(A2<=t2, c0 + c1*(A2-t1),
IF(A2<=t3, c0 + c1*(t2-t1) + c2*(A2-t2),
IF(A2<=t4, c0 + c1*(t2-t1) + c2*(t3-t2) + c3*(A2-t3),
c0 + c1*(t2-t1) + c2*(t3-t2) + c3*(t4-t3) + c4*(A2-t4)))))

This is from a MARS function that might look something like:

Selected 5 of 9 terms, and 4 of 1 predictors
Importance: DOS-1.000
Number of terms at each degree of interaction: 1 4

GCV 1.234 RSS 567.89 GRSq 0.678 RSq 0.701

Basis Functions:
(Intercept)
h(DOS-2020.5)
h(2021.2-DOS)
h(DOS-2022.1)
h(DOS-2023.8)

Coefficients:
(Intercept) 15432.5
h(DOS-2020.5) 1250.3
h(2021.2-DOS) -2100.7
h(DOS-2022.1) 3456.2
h(DOS-2023.8) -1800.4