Suburban vs. Rural

[J in Florida]

What is the criteria, if any, of what constitutes suburban vs. rural. Is there anything in the FNMA guidelines or USPAP that gives specific requirements (ie built-up rate, miminum time distances, minimum distance to support facilities, road surface, distance to comps, etc) or is it all simply appraiser judgement?

 

[Pamela Crowley (Florida)]

Hi J,

We've been round and round on this issue. Start here:

http://appraisersforum.com/forums/viewtopic.php?t=5910

I think that another thread on this subject is also linked somewhere in the above thread.

 

[Joe Sloan]

Jim-

No. Sort of.

The thread above can direct you to previous discussion.

Joe Sloan

 

[Mike Garrett RAA]

Pigs, Cows, Chickens, Horses....you figure it out!

 

[Bobby Bucks]

Mike I agree with the livestock reference......in my opinion when debating whether or not a property is rural, it's best to forget USPAP, the AI, FHA, Henry Harrison and that damned cat he’s always
hugging....when deciding whether or not a property is rural, I’ll use Foxworthy over Harrison any
day of the week.......

if you can hear the borrower’s dogs before you can see any improvements.....IT MIGHT BE
RURAL
if the borrower invited 10 or more friends over so they could watch an appraisal inspection taking
place .....IT MIGHT BE RURAL
if you’re the 5th appraiser to be asked to complete the order.....IT MIGHT BE RURAL
if the immediate area has more heifers than joggers.....IT MIGHT BE RURAL
if the borrower appears to have an unusual friendship with his sheep..........IT MIGHT BE
RURAL
if you haven’t seen a Volvo or Peugot within 10 miles.....IT MIGHT BE RURAL
and lastly...........and I detest posting old material, but in this instance it is a must
...if roadkill can be used to define the neighborhood boundaries....................IT DAMN SURE
AIN’T SUBURBAN

 

[Jo Ann Meyer Stratton]

In my area Bobby--that would be urban! Down town Safford, the largest city in the county.

 

[Kathy in FL]

Urban: pizza delivery, garbage pickup, high speed internet, kids with handguns, dogs on leashes, no clue who your neighbors are

Suburban: pizza delivery, garbage pickup, cable internet, kids on skateboards, nosy neighbors, dogs in fenced back yards

Rural: No pizza, drive your OWN garbage, dial up internet, kids on horses, dogs running everywhere, neighbors are all cousins

Kathy in FL

 

[Richard Carlsen]

Nearest "urban" areas are 108 miles southeast in Bay City and 105 miles to the north in Sault Ste Marie Ont. Having only pockets of urban density, we were constantly running into this problem. Here's my solution right out of the Neighborhood section of a report:

"LINKAGE TO SHOPPING, SCHOOLS AND EMPLOYMENT IS CONSIDERED AVERAGE FOR THE MARKET AND PROXIMATES "SUBURBAN" IN MORE BUILT-UP AREAS. NORMAL AMENITIES AND SERVICES ARE WITHIN ACCEPTABLE DRIVING DISTANCE OF SUBJECT."

In plain English, if it isn't far enough to bother a homeowner, it is not considered rural. I call it suburban unless it is actually inside one of our small cities. These get called urban. Since nobody could define these terms in relation to our market, I made up my own definition. To date, not one person has challenged it.