Urban vs. Susburan

[Ray Miller]

If a subject is outside of a larger city is it still classifed as Urban because it has all the urban traits or is it suburan?


"The Language of Real Estate Appraisal" say Urban

Typically defined as any incorporated settlement that contains a population of 2,00 or more. Can also refer to an unincorporated place of 2,500 or more people located away froma city, or a settled area, whether incorporated or not, located in proximity to a city of 50,000 or more.


Urbanized area (1) a geographic area that includes a central city plus contiguous incorporated places of 2,500 or more inhabitants, or urban areas; (b) incorporated places with fewer than 2,500 inhabitants, providing each has a closely settled area of 100 dwelling units or of 1,000 or more inhabitants per square mile: (d) other adjacent areas with a lower population density but serve to link togheter other surrounding densely populated area. (2) A central city plus the surrounding densely populated areas. (3) The developed or built-up area of an urban region. It is the area in need of urban servies provieded by munciipal agenies such as police, fire, water, sewr and solid waste departments.


URAR ask if the property is Urban, Suburan, Rural


The town has a good employment base, city services and school system. What is it??



What say you or should I ask ?

 

[CANative]

Sometimes I will check the "urban" box and describe it in my sales comparison narrative as a "small urban market in an otherwise rural region."

 

[PropertyEconomics]

I would think it harder to argue with you thats its a suburban location with urban characteristics. Might even go into the definition but I think Id call it suburban .... which has most of the same characteristics.

 

[Ariba]

URAR ask if the property is Urban, Suburan, Rural

I believe USPAP calls for Suburban not Suburan or Susburan. :blush:

 

[Ross (CO)]

Susburan ?.......Huh. sounds like one of those newly-introduced pharmaceutical products with the unending list....of possible side-effects.

Now, if you had typed "Asburan".....I would say that I sometimes take that stuff when I have a headache and slight fever.

 

[Richard Carlsen]

Call it what you think it is and then tell why. My personal definition of urban means that the property is within the city limits of an incorporated municipality that has schools, normal shopping for food, clothing, etc., normal services such as police, library and fire department and a hospital. If it does not have that then I do not call the city/village/community urban. In my reports, I use the neighborhood characteristics box to describe the neighborhood setting and something about the surrounding area such as:

Neighborhood is in an urban location in the N/E quadrant of the City of Gaylord (pop 4,000), the business/economic center of the market. Sub is completed. Housing is all site built ranging in age from 65 to 25 years. Some variation in sizes and styles which is common for the market. Newer residential development just to the north. Lot sizes are all very similar in size and value. Linkage to all shopping, schools and medical is average for the market. No adverse conditions noted.

As a side note, in the past year or maybe more, I have not had a single lender or MB question my judgment on location when I describe the area as "rural". Putting the neighborhood and the surrounding area description in this box seems to get that question out of the way. Here's what I wrote just last week about a house in a rural setting:

Subject is located 17 miles south of the city of Traverse City, the business/economic center of the market (metro pop 30,000) and 3 miles north of the small village of Buckley. The area has low density housing with large tracts of active farming and wooded areas. Township population estimated to be 1600. Linkage to Traverse City for major shopping and medical is slightly below average for the market but not adverse. Housing is a mix of site built and significant numbers of mfg houses. No adverse conditions noted.

By briefly describing why you used the location description you did, you avoid a lot of follow-up questions from UW's.

 

[blackswamp]

I believe USPAP calls for Suburban not Suburan or Susburan. :blush:

My sentiments exactly.

 

[Mztk1]

In days of yore a town had a church, a hamlet was a town without a church, and a city housed a cathedral. The first would be a suburb, the second a rural area, and the last would be urban. I try to keep it that simple, but instead of definition by church, I consider the need for a car.

My family is originally from NYC, so I consider Urban a place where you don't need a car to survive. Most things are within walking distance and, when they are not, public transportation is good so a car isn't necessary. There is hardly a spot in Tampa that is actually "Urban". Suburban means "a car is necessary" in my book, and it also has to be a natural outgrowth from the larger city center. Rural areas generally surround small towns (small towns, though they are within their own "city limits" are not urban, let's face it, the Dukes of Hazard lived within the City Limits). The difference between rural and suburban is that rural is not a natural outgrowth area of an urban center, lke the sub-urban location is, and rural has considerably lower density ratings where much of the land is dedicated to agriculture..

 

[Tim Schneider]

As stated in a prior thread:

rural= pee outside and nobody sees you
suburban= pee outside and someone calls the cops
urban= pee outside and nobody cares

 

[Restrain]

We've got areas around here that in other areas would be rural, but here they're commuting suburban. Our suburban areas extend some 75 miles in any direction from Dallas, even where the density of development is low.

Sometimes, you just have to take a paragraph or two and tell the story. Don't rely on check boxes.