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"NON-PUD" Description

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ZZGAMAZZ

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Certified Residential Appraiser
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What's the best way to describe a SFR that is not located in a PUD?

There are occasions when it is necessary to describe PUD's as well as the alternative, but "non-PUD" sounds iffy, and "free standing" doesn't convey the property type, etc.

For example:

"The subject is a ??????? in a neighborhood comprised primarily of SFR's located in gated Planned Unit Developments (PUD)."

Thanks.
 

Jerry Bone Jr

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If I understand the question... Instead of PUD, one could use residential area, suburban area, rural area, commercial area, typical subdivision, agricultural area, et cetera. Is that what you're looking for?
 

Tawfik Ahdab

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I use "fee simple", as in, "the subject property and comparables #1 and #2 were situated in a fee simple subdivision, whereas comparable #3 was located in a P.U.D.
 

ZZGAMAZZ

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It appears that the answer lies behind Post# 3.

Thanks all.
 

Mike Boyd

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"Subject is a detached SFR in an area of various PUD projects (attached or detached...your call) in gated communities."
 

NC Old Guy

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#3? But dang, you can have fee simple and still have a PUD. Hate to bring up the obvious but PUD typically means that, at a minimum, you have required dues for some amount of dollars. (Could be as little as $1/year as I understand it.) #5 makes more sense.

It is very difficult if not impossible to describe a "not" of anything.
 

Mike Kennedy

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:icon_idea:The subject is located in a (rural,suburban,urban) neighborhood improved with predominantly single family properties located in, or adjacent to, SFR PUD developments. Data analysis indicates two distinct sub-markets. The subject is not located in a PUD.

Properties located outside of PUDS represent the most competitive local market for the subject property. (if the data indicates such is the case). :)

or

Market data analysis, retro 1-3 years, consistently indicates buyers characteristically demonstrate no discernable preference for location within, or outside of, a PUD. (cite supporting sales in report anticipating client request for support).
 
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ZZGAMAZZ

Thread Starter
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Certified Residential Appraiser
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Leon: The only issue I have with #5 is similar to your concern with #3: the comparables that are detached SFR's and in the near-by PUD's would be identical to the subject, if it was detached SFR, other than the fact that it is not in a PUD, which takes us back to the (absence of) term that describes the non-PUD. I have spun the verbiage 100 times but nothing yet slides easily off the tongue (so to speak).

p.s. Quesiton of the Day: "Leon" is the name of what great movie more commonly known what what other title?
 

ZZGAMAZZ

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California
MK: Yours are interesting comment that would appear to apply 99% of the time. I am currently typing a report in which the subject--which is not located in a PUD--is located in a neighborhood where PUD's are predominant. EVERYTHING about the subject--other than the fact that it is not in the PUD--makes it identical to the SFR's located in the PUD rather than the non-PUDs. I'm planning on using PUDs and non-PUD's although I don't recall encountering a scenario like this before...
 

Mike Kennedy

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ZZ ......anticipated that. see revised post above.
 
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