Comparables, Brackets & Zoning: Appraisals done the right way!
We are approved 99.9% of all Residential & Commercial Lenders. We are sworn in Supreme Court as Expert Witness. Our appraisals are accepted 100% of the time.
Years ago we had decided that all of our Appraisal reports would include comparable(s) with both inferior & superior features. For example, if the subject has 100 acres then the Comparable(s) selected would be selected to ensure that at least one comparable had inferior acres and another comparable would at least have superior acres. The comparable selection is to ensure that all of the subjects items and features have been considered. We include comps 4, 5, 6, 7, 8, 9, 10+ if need be. Sometimes those comps may be dated.
Note: We also bracket the subjects assessment and include zoning for the subject and all comps in the grid. We also include the CMA (shows high to low value & typical days on market from list to sold date) in order to identify that the subject’s value falls within that CMA range.