Just as "spaghetti on the wall" non-specific generalizations spread by the media cause unnecessary ALARM...... and "generalized" av-hums, cmas, bpos, and appraisals citing GENERAL, overall, market conditions by zip code.......
Each appraisal report should cite general conditions placing MINIMAL weight on such "average" or "median" data which is all-inclusive - and place MAXIMUM weight on specific, targeted, data per LOCAL market nuances and comparative value factors. ....... specifically RELEVANT to a Subject Property.
Cite DETAILS in full support of market conditions conclusions impacting a SPECIFIC Subject Property i.e. location, schools, style, age, utility, quality, amenities, lot utility. etc..
Each local market is typically comprised of SUB-markets. Research, analyze, SPECIFICS, and report them.