Question: Do Appraisers Use Foreclosures As Comparables?

How many comps does an appraiser need?

threeMany of the lenders and insurers of loans also require appraisers to utilize at least three closed sales as comps.

Ideally, an appraiser will use comparable sales that are as current as possible since more recent sales will better reflect an ever-changing real estate market than older ones..

Is it better to do a short sale or foreclosure?

Timing also differs: Short sales can take up to one year to close, while foreclosures generally move along much faster because lenders are intent on recovering the money they’re owed. Furthermore, a short sale is far less damaging to your credit score than foreclosure.

Why do banks prefer foreclosure to short sale?

Banks are run like a business because they are a business looking to earn a profit. If it costs more to foreclose over agreeing to a short sale, the bank is very likely to favor the short sale. With foreclosure, a bank takes possession of the house, then resells it at a mortgage auction to the highest bidder.

What is an REO appraisal?

Appraisals for Real Estate Owned (REO) require an unique set of appraisal parameters for these types of assignments. “Denotes real estate that has been acquired by a lending institution for investment or through foreclosure of mortgage loans; also called owned real estate (ORE).” …

Do appraisers use active listings?

In short, it is a myth in real estate to believe appraisers cannot use current listings in a valuation. That’s simply not true.

What square footage do appraisers use?

Appraisers tend to use one common measurement type when it comes to measuring the square footage. They measure the Gross Living Area of your home. For condominiums, they generally just measure the interior meaning only the inside area of your unit. Some may add 6 inches to the measurement for the wall thickness.

Do appraisers consider lot size?

If you want to estimate your own home’s market value, size is one element to consider. One of the methods appraisers use is to compare a given house to similar houses — same lot size, same age, same number of bedrooms, same square footage — that sold recently in the same neighborhood.

Can an appraiser use the subject property as a comparable?

Comp #4: Appraisers can use the subject property as a comparable sale in reports. Not that appraisers need permission, but according to Fannie Mae, “The subject property can be used as a fourth comparable sale or as supporting data if it was previously closed” (B4-1.3-08).

How far away can an appraiser go for comps?

When an appraiser is looking for comparable properties to determine a price, they are supposed to only look at sales within the last 90 days. Now, if there aren’t enough sales a lender might go back six to 12 months. But the ideal is 90 days.

Do short sales affect property values?

Fact is, both short sales and foreclosed (bank owned/ REO) properties do tend to sell for quite a percentage less than other homes in a neighborhood, however, they are classified by most appraisers and even real estate agents as an entirely different category when providing a CMA or estimated value for your home.

Can an appraiser use a short sale as a comp?

“An appraiser should not ignore foreclosure sales and short sales if consideration of such sales is necessary to develop a credible value opinion.” … A sale of a bank-owned property might have involved typical motivations, so the fact that it was a foreclosed property would not render it ineligible as a comp.”

What criteria do appraisers use?

A qualified appraiser creates a report based on a visual inspection, using recent sales of similar properties, current market trends, and aspects of the home (e.g., amenities, floor plan, square footage) to determine the property’s appraisal value.

Do appraisers look at comps?

To determine the current market value of a property, agents and appraisers analyze recent comparable sales in the area.

What happens if an appraiser Cannot find comps?

A lack of comps is no excuse for not doing an accurate appraisal, Wagar says. Even in states with no MLS and no disclosure, or even if the property is a geodesic dome rather than a conventional house, any property can be appraised. If you can’t find sufficient comps, the cost approach will usually work.

How can I short the real estate market?

To short a real estate stock, you would:Decide whether you want to deal real estate shares directly or speculate on their price movements via derivatives.Open a position to ‘sell’ the stock you want to short.Monitor the market price and housing market as a whole to see if your prediction was correct.More items…

How do I get comps?

How to assemble the best compsSearch recently sold listings. Start by searching real-estate listing sites, such as Zillow and Redfin, for the handful of recently sold listings that are most like your home. … Apply these standards. The sold listings that are best for comps are: … Visit your comps. … Calculate your home’s value.

Do Foreclosures affect comps?

Why Foreclosure Listings Affect Value However, there is often such a wide array of factors that go into determining a home’s value that appraisers turn to similar nearby houses, known as “comparables,” for base values. … Foreclosures also tend to have an effect on a potential buyer’s perception of the area.

What hurts a home appraisal?

If an appraiser compares your property to one that turns out to be an outlier as far as market value — such as a home sale among relatives for a lower cost, divorce sale or foreclosure — it can impact the appraisal.

What is Form 70 for an appraisal?

Form 70 is designed to report the results of an appraisal of a 1-unit property, including a unit in a Planned Unit Development (PUD), a Detached Condominium Unit or a 1-unit property with an accessory unit. An interior and exterior inspection of the subject property is required.