Second Lot on VA Purchase

[Zoe]

I am sure F/F are loving not knowing what H&B use is? VA too?

Absolutely they want to know H&B use. The consumer wants to know even if they are not the client. The client wants to know

 

[Zoe]

J....you live in Florida. Who don't love Florida? Swing state big time this year. I don't know how many electoral votes you have but it dwarfs TN.

 

[J Grant]

Again, I post for others so that they not be misled.

You either misstate or do not understand what I have previously shared, but, that I understand.

I honesty don't know what your problem is, since I agreed with your posts several times on this thread - until the most recent ones ( where you wrote that a bulk value can not be market value )- either address that question I asked or don't- either way both of us, have contributed a lot to the thread - appraisers need to do their own research about HBU, market value, whether USPAP allows appraising multiple properties together ( it does ) and whether the agencies allows excess parcels along with a dwelling to be financed ( they do )

Appraisers can question or check anything they read on this board for themselves - they/we all have access to USPAP and agency websites or appraisal texts/FAQ guidance.

 

[J Grant]

First-off, apply the concepts of Excess and Surplus to the undivided SFR improved parcel. For the OP, in addition to that SFR improved parcel, there are 2 other separate properties. The SFR improved parcel is "the property"; apply your analysis for Excess or Surplus (if either are present) to "the property". This, I understand, you will argue with. I offer these words for others who are following this string.

I agree with this - (mostly ) if you read my posts they say the same thing. ( the essence of the problem ) I disagreed with a few others you statements you made. But this above can mislead some who seem confused about what they are engaged to appraise (imo )
Cleary, yes, an appraiser applies the analysis of any extra parcels as to whether they are excess or surplus to " the property" ( the SF improved parcel ). ( yes, and my posts say the same )

However, the "property" that is the subject of the appraisal, is the SFR improved parcel TOGETHER as a PACKAGE /ASSEMBLAGE with an excess lot or lots . ( surplus lot is not the topic, here )

The Yes/No choice question for HBU as improved on page one of a URAR is : is the HBU as improved /yes or no, for the PACKAGE /ASSEMBLAGE ( above ) I say URAR because that is the form in most of these assignments -

The URAR form is NOT asking what is the HBU of a vacant lot or vacant lots . An appraiser might develop an opinon of HBU for the lot or an estimate of value for it as part of the development, but the HBU of the lot or lot alone is NOT what the URAR form asks for on page one, nor does it ask the HBU of the subject on its primary lot ( though that also might be developed as part of assignment )

To eliminate confusion: the HBU question on page one of the URAR is for the identified property which is the subject of assignment ( the property : improvement on a parcel along with excess lot/lots. )

 

[mayter]

Is the second lot considered excess land or surplus land?