USPAP violations? neighborhood boundaries

[Green Hornet]

Apparently in Virginia it would make no difference. The "Appraiser" that I filed a complaint against did not correctly identify the neighborhood boundaries, had another appraisers signature on her report(secretary responsible for applying signature), missed a sale on the same street as subject, and a few other minor things. Virginia dismissed all charges

Don,
I am sure that if you filed a complaint, it must have been warranted. The issue of neighborhood boundaries does seem a bit grey to me and can be a matter of opinion.

I say the neighborhood extends to 58th St E and you say it only extends to 50th St E.

In many of the areas that I work, the neighborhood boundries are very clear. Many are not. I assume that the complaint that you filed was a neighborhood with very defined boundaries?

 

[DMZwerg]

The issue of neighborhood boundaries does seem a bit grey to me and can be a matter of opinion.

I say the neighborhood extends to 58th St E and you say it only extends to 50th St E.

In many of the areas that I work, the neighborhood boundries are very clear. Many are not. I assume that the complaint that you filed was a neighborhood with very defined boundaries?

Milwaukee is nice in some ways as it has NAMED neighborhoods.

These named neighborhoods often have have arterials as borders, or terrain features such as river, railroad, etc. This may mean that if the subject is interior to the named neighborhood that, by & large, the neighborhood is defined, but if near an edge then the arterial corridors (or river corridors, etc) can become the defacto neighborhood and drw from multiple named neighborhoods.

But that is Milwaukee, I am sure everywhere else is nothing like that :dry:


Hope things go alright as computer errors can be a pain.

Also, I tend to make blank templates as well, or clone WITHOUT data (just merge in forms).

 

[Scott Derksen]

How about this for your neighborhood boundaries?

I just received an appraisal to review with these neighborhood boundaries. You can use this description anywhere in the country:

"CANNOT BE DEFINED BY SPECIFIC STREETS / LANDMARKS.
NEIGHBORHOOD IS": Pick your city.

The most interesting thing is that are actual defined boundaries in the neighborhood.

 

[Americanapps]

I dare anyone to concretely define "neighborhood".

 

[CANative]

Neighborhood Boundaries:
Located in the Dos Rios area, east of the small, unincorporated community of Laytonville. Dos Rios Road is also known as Laytonville/Dos Rios Road. The subject property is close to Highway 162 which is the terminus of Dos Rios Road. There are no specific "bounaries" for this remote location. Dos Rios has a permanent population of less than 50 residents and is located about 1 mile southwest of the intersection of Highway 162 and Laytonville/Dos Rios Road. This intersection is approximately 17 miles east/northeast of the junction of Highway 162 and Highway 101 which is the major north/south highway through western portions of Northern California. Downtown Laytonville is about a 20 minute drive along Dos Rios Road. The market area is defined as Laytonville/Dos Rios/Branscomb which is north of Willits, South of Leggett, west of Covelo and east of the coastal mountain range between Highway 101 and the Pacific Coast.

 

[hastalavista]

I dare anyone to concretely define "neighborhood".

The Dictionary of Real Estate Appraisal (4th ed.) defines the term "neighborhood" as:
A group of complementary land uses; a congruous grouping of inhabitants, buildings, or business enterprises.
The subject's neighborhood is therefore identified by the following boundaries: BART (Bay Area Rapid Transit) rail tracks (W), Concord Blvd (N), Cowell Rd (S), and Denkinger Blvd (E).
The subject's competitive market is where it competes against other, similar properties for the same buyer pool. "Competitive Market" is defined as:
The geographic or locational delineation of the market for a specific category of real estate, i.e., the area in which alternative, similar properties effectively compete with the subject property in the minds of probable, potential purchasers and users.
The subject's competitive market has the same boundaries as the subject's neighborhood.

1234567890

 

[Americanapps]

1234567890

Well, there's 5 definitions right there, each of which can be parced 5 different ways, which in turn can be parced 5 more different ways.

 

[Webbed Feet]

never clone... never clone... never CLONE! Your software has the ability to set up templates for a reason!

 

[hastalavista]

Well, there's 5 definitions right there, each of which can be parced 5 different ways, which in turn can be parced 5 more different ways.

Care to give an example?

 

[Americanapps]

Everyone involved would have to be in 100% agreement on the definition of: "A group of complementary land uses"

Everyone involved would have to be in 100% agreement on the definition of: "a congruous grouping of inhabitants"

Everyone involved would have to be in 100% agreement on the definition of: "buildings"

Everyone involved would have to be in 100% agreement on the definition of: "business enterprises"

Everyone involved would have to be in 100% agreement on the definition of: "boundaries"

Everyone involved would have to be in 100% agreement on the definition of: "competitive market"

Everyone involved would have to be in 100% agreement on the definition of: "similar properties"

Etc. Etc... On and On... Good luck with that.