Sale History

[George Hatch]

Yes that's the comment. Is that from USPAP?
I haven't noticed it until I read it recently. Why stop at 3 year? Real appraiser makes decision how far back? Silly rule.

Read the top of the screen grab - that's what I included it for. This is not a comment or some interpretation or someone's subjective opinion. SR 2.3 in USPAP. It is a minimum requirement for all appraisal reports that any appraiser can choose to exceed; or that any user can demand more for. Appraisal standards do not function as some upper limit to what an appraiser can choose to do.

This is basic. Why do you not understand how an appraisal standard works?

 

[Joe Flacco]

Listing price can be listed over market and seller too greedy to lower price down. We should see the history and see mindset of the seller.
I've been watching this house asking $7,000,000 since Oct 2025. I learned that it's a trust sale and one of the siblings is living there rent free and doesn't really want to sell.

Yeah, but comparison with the prior sale regardless of when it occurred is factual evidence, which is the topic of this thread.

 

[Fernando]

Yeah, but comparison with the prior sale regardless of when it occurred is factual evidence, which is the topic of this thread.

You brought up the subject at looking at listing price.
My point is why USPAP arbitrarily chose 3 years. In the past, I at least look at the history and if relevant indicated prior sale regardless if more than 3 years.
USPAP making up rules for nonreal appraisers to follow because they can't think what is best to report.

 

[Fernando]

Read the top of the screen grab - that's what I included it for. This is not a comment or some interpretation or someone's subjective opinion. SR 2.3 in USPAP. It is a minimum requirement for all appraisal reports that any appraiser can choose to exceed; or that any user can demand more for. Appraisal standards do not function as some upper limit to what an appraiser can choose to do.

This is basic. Why do you not understand how an appraisal standard works?

I remembered I didn't report a nonsale transaction like 2 years and 11 months. I didn't think it was relevant and waste of time to report.
Reviewer noticed it and nick pick for me to indicate that transaction.
The problem with our appraisal industry is most lost sight in what's important in real appraising and UAD 3.6 is an abominable example.

 

[Joe Flacco]

You brought up the subject at looking at listing price.
My point is why USPAP arbitrarily chose 3 years. In the past, I at least look at the history and if relevant indicated prior sale regardless if more than 3 years.
USPAP making up rules for nonreal appraisers to follow because they can't think what is best to report.

This is what you responded to.

Look at the topic of the thread fool! SALE HISTORY

 

[Fernando]

View attachment 106978

This is what you responded to.

Look at the topic of the thread fool! SALE HISTORY

My mistake. I thought you were foolish to look at listing agent for price trend. I underestimated you.
Didn't realize you look far back on all your comps. Again, there's a story from a past. Did comp remodeled since last purchase? Or left to bad condition? Or bought under or over market at that time? Or nonarmslength?

 

[Tim Hicks (Texas)]

Since Texas is a non-disclosure state. All we can comment on is MLS sales history or tax records deed transactions for undisclosed amounts.

 

[George Hatch]

It's hard for me to even imagine how much more difficult it is to operate in a non-disclosure state.

 

[George Hatch]

My mistake. I thought you were foolish to look at listing agent for price trend. I underestimated you.
Didn't realize you look far back on all your comps. Again, there's a story from a past. Did comp remodeled since last purchase? Or left to bad condition? Or bought under or over market at that time? Or nonarmslength?

aka the "analysis" of these transactions.

 

[Tim Hicks (Texas)]

It's hard for me to even imagine how much more difficult it is to operate in a non-disclosure state.

Actually easier. You can't report something nobody has better access. Just report the deed transaction and move on.