Primary suite full bathroom with no shower.

[Trihard]

Subject is a 2500 sf house built in the 90's, Q4, C3. The primary bedroom en-suite full bathroom has no shower, tub only. I have looked at all the comps and houses of that size in the neighborhood and all have showers in the en-suit bathrooms were talking 25+ sales in the last 12 months. I am not sure if I should hit it for a functional obs as I do not have a comp with anything similar to support that. Maybe a quality adjustment? Anyone see anything like this before?

 

[Mark K]

I've seen it before and it didn't affect the sales price to any discernible level. It might reduce the pool of buyers to some degree but not enough to affect the price.

Just call it a full bath and move on.

 

[J Grant]

Subject is a 2500 sf house built in the 90's, Q4, C3. The primary bedroom en-suite full bathroom has no shower, tub only. I have looked at all the comps and houses of that size in the neighborhood and all have showers in the en-suit bathrooms were talking 25+ sales in the last 12 months. I am not sure if I should hit it for a functional obs as I do not have a comp with anything similar to support that. Maybe a quality adjustment? Anyone see anything like this before?

It has a tub, it has plumbing there in the future anyone can easily pay to install a showerhead or retrofit the tub to a shower. I personally would not even mention it.

 

[Tawfik Ahdab]

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Problem solved.

 

[Tom4value]

2,500 sqft house. I am guessing that there is more than one bathroom? Does the other have a shower? If so, then a buyer would be fine with showering there and soaking a hard day away in the primary tub.

 

[J Grant]

Any buyer can for low cost, if they wish, add a shower head to a tub. I can't believe an appraiser would think this is functional obs.
and go crazy looking to bracekt it in comps.
A half bath, or no bath in a master bedroom, is funct obs perhaps.

 

[TerryRohrer]

I appraised one where the norm was to have tub and shower ($600,000 price range). My subject and the sales without both (lacking the tub, I think) were clearly slower to sell, and at discounted prices, compared to the norm. Of course, it would have been easier to assume there was no difference and not even look at the readily available data.

 

[Trihard]

I appraised one where the norm was to have tub and shower ($600,000 price range). My subject and the sales without both (lacking the tub, I think) were clearly slower to sell, and at discounted prices, compared to the norm. Of course, it would have been easier to assume there was no difference and not even look at the readily available data.

This is what I'm dealing with. I'm sure if you would put the subject up against 3 different listings that had a tub and separate showers in the en-suite, the subject would sell last, as it doesn't have a shower. Even with a jank fix like it was suggested in the above post, it wouldn't come close to having a bathroom with no functional obs, especially in a higher price range.

 

[glenn walker]

Don't over think it. Lmao )

 

[J Grant]

I appraised one where the norm was to have tub and shower ($600,000 price range). My subject and the sales without both (lacking the tub, I think) were clearly slower to sell, and at discounted prices, compared to the norm. Of course, it would have been easier to assume there was no difference and not even look at the readily available data.

One case, in your market area, does not hold true for all.

Of course any appraiser should do their own research. That is assumed when anyone gives advice here.