Square footage adjustment

[David S]

The app has an "Example" button that you can click to download a csv file with sales data.

I input the data as sample format now. For GLA, seems PPSF ANALYSIS is more close to (but still higher) my actual grid adjustment. The other methods adjustment is way too high. Will try again in the future to see how it fit.

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[weird_limbs]

I input the data as sample format now. For GLA, seems PPSF ANALYSIS is more close to (but still higher) my actual grid adjustment. The other methods adjustment is way too high. Will try again in the future to see how it fit.

​

What about the time adjustments calculator? https://the-adjustments-app.streamlit.app/
Is that one similar to your actual grid adjustments?

 

[residentialguy]

Didn't you get the list?

 

[shrubberyvaluation]

I have a property that I have no matched pair sales for square footage and had ran across a simple percentage formula but I cannot find it and was wondering if anyone could provide.

There is no simple formula.

 

[Overimprovement]

I have a property that I have no matched pair sales for square footage and had ran across a simple percentage formula but I cannot find it and was wondering if anyone could provide.

So you are a CG, and asking how to determine a GLA adjustment? To be a CG you must have performed hundreds (at least) of appraisals. Are you saying every one of those had all comparables with exactly the same GLA (or GBA if commercial) as subject? Or close enough to not need adjusting?

What HAVE you been using for GLA adjustments, since we know the above cannot possibly be true?

TBH, I find myself wondering how this is even a legit question...

 

[Terrel L. Shields]

since we know the above cannot possibly be true?

Don't be too harsh. Way too many people were told paired sales were it...period, nothing else. So, in desperation they end up doing an informal sensitivity adjustment by changing the SF adjustment until the range of the comps are minimized. It's just you cannot show such as "proofs" - It's like high school when they made you show the way you got the answer - even though it was intuitively obvious. Now the lenders want you to show your work...

 

[Overimprovement]

Don't be too harsh. Way too many people were told paired sales were it...period, nothing else. So, in desperation they end up doing an informal sensitivity adjustment by changing the SF adjustment until the range of the comps are minimized. It's just you cannot show such as "proofs" - It's like high school when they made you show the way you got the answer - even though it was intuitively obvious. Now the lenders want you to show your work...

I'm not being harsh, the way the OP is stated, this is the first time they have had to make a GLA adjustment. I find that highly suspect for a CG. Am I reading it wrong?

Anyone who has done hundreds of appraisals outside of Levittown knows paired sales is more theoretical than practical. I've rarely seen them. So I get that argument for sure.

 

[Terrel L. Shields]

So I get that argument for sure.

the $50 might well be supported for a property that was appraised for only $186,000...but you need to support that number. And how can you justify ignoring the basement - I am presuming they might have lumped it with the GLA.

 

[David S]

What about the time adjustments calculator? https://the-adjustments-app.streamlit.app/
Is that one similar to your actual grid adjustments?

Oh, that need 2 years data sample. 1004MC only catch 1 year. I have to figure out how to pull 2022-2023 data by reset 1004 MC's starting date.

 

[Tiffany Gibbons]

I'm not being harsh, the way the OP is stated, this is the first time they have had to make a GLA adjustment. I find that highly suspect for a CG. Am I reading it wrong?

Anyone who has done hundreds of appraisals outside of Levittown knows paired sales is more theoretical than practical. I've rarely seen them. So I get that argument for sure.

Sometimes, you just can't prove one, especially on smaller houses, so you might not need one. You can use weighting instead. But I guess that would be mind blowing for whatever reviewer you are answering to.