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None. But the top of page 2 does not ask your price range search. If I find no comparable listings. I explain why there were none. Too inferior or superior in GLA, of different style, etc. Not I couldn't find any between price a to z
My apologies to you then sir.
So you change your concept of comparability to ensure you have enough data to analyze trends on the 1004MC? You should ask DW his opinion of that!
Since a Q5 shack will obviously need repairs and in your scenario of being twice the size of a Q3. How can money be an issue. How much will it cost to repair and maintain that huge Q5 shack
Absolutely not. As I explained earlier in this thread I am quite content with a 1004MC full of "data not available" in every field. After I explain what my search criteria entailed when reaching that determination I then point the reader to my "market area analysis" where I expand my area and go back further in time until I find a data pool large enough to draw defensible conclusions from.
Personally, I consider anything with vinyl siding on it to be Q5 quality (even new construction) unless the curb appeal & interior convinces me otherwise. My Q5 qualities don't require repair, my C5 conditions do though.
My bad. I mistook Q for C. But the same concept would apply to a major quality difference. Lower quality usually results in higher maintenance costs. In the short and long run. I could see comparing a larger Q4 to a Smaller Q3. But I will have to disagree about the vinyl siding thing. There is very high quality vinyl siding that I have seen. Some are made to look like shake shingles. Very heavy and thick. Not quite the same as 4" lap vinyl. To me a 1200 sf shoebox ranch with vinyl siding is not very different than the same house with brick facing. Same goes for just about any house. Interior is a whole different thing. I just finished and appraisal on a 450K vinyl sided new build. Nothing special inside or out. But not Home Depot. No way I would call it a Q5. Just doesn't fit the definition.
I agree with your observations. For some reason people around here are building $750,000 homes with siding on them of various qualities. Never rated one of those as a Q5. Siding exteriors are not really a good idea because of our hailstorms, anything painted needs painted often and anything "maintenance free" either gets dented or gets brittle and breaks after a few years in the sun. That being said I believe in reporting the market as it is, not the way I think it should be and those exteriors aren't discounted much by the market nor myself. Q5 is not far below Q4 which is close to Q3, I just want to make sure that the distinction is consistently made and reflective of the data. In the subsistence level housing market people are buying terms, how much down and how much per month are the primary considerations, long-term maintenance considerations frequently disappear into the "background noise" of the data. With the market we have had the last couple of years typical market reactions to huge detrimental factors have been difficult to demonstrate, bad locations seemingly don't matter and sell in 15 days for $15,000 over the asking price. It's hard to get real picky with brick versus siding adjustments when the market isn't.
Read the form. It only cares about COMPARABLE listings. What you are doing is misleading. I would call it out on a review.
Read my posts. I am searching for and reciting the number of "comparable" listings. I would enjoy it immensely if you called it out on a review and we could have this discussion again for your client's entertainment.