The sales comparison approach is based primarily on the principle of substitution. This approach assumes a prudent (or rational) individual will pay no more for a property than it would cost to purchase a comparable substitute property. The approach recognizes that a typical buyer will compare asking prices and seek to purchase the property that meets his or her wants and needs for the lowest cost. In developing the sales comparison approach, the appraiser attempts to interpret and measure the actions of parties involved in the marketplace, including buyers, sellers, and investors.

Appraisals can be assigned to nearly any item, including real estate. Appraisals are conducted by individuals called appraisers. Appraisers are educated in a variety of market valuation methods and are recognized by a regulatory authority as being capable of issuing an accurate valuation. For instance, an appraisal on an antique will take into account such variables as age, condition, origin, and availability of authenticating documentation.
Summary:Commercial Real Estate Appraisals & Brokerage for various commercial property types, including multifamily apartment complexes, mix use vacant land, retail, proposed retail, industrial, office, office condominiums, vacant land subdivisions, mobile home parks, hotel, motels, shopping centers, eminent domain takings, highest and best use analysis, agricultural property, restaurants, insurable values, leased fee valuations, medical office, ad valorem tax disputes, among other property types ...

Dallas Central Appraisal District (DCAD) is responsible for appraising property for the purpose of ad valorem property tax assessment on behalf of the 61 local governing bodies in Dallas County . The appraisal district is a political subdivision of the State of Texas. Our duties include establishing and maintaining accurate property values for all real and business personal property. The Texas Property Tax Code is the primary source of law and guidance for the Texas property tax system.
There are new reports that scammers are filing fake quitclaim deeds. Unfortunately, these schemes have increased over the past few years. The thieves are preying on property owners and transferring the title to themselves and/or companies, which in turn sell the property, leaving the rightful property owner homeless. Stay vigilant and monitor the Property Search frequently for any changes in ownership.
In most instances when the cost approach is involved, the overall methodology is a hybrid of the cost and sales comparison approaches (representing both the suppliers' costs and the prices that customers are seeking). For example, the replacement cost to construct a building can be determined by adding the labor, material, and other costs. On the other hand, land values and depreciation must be derived from an analysis of comparable sales data.
"Blockchain will transform the real estate industry. There's no doubt about it, and the earlier entities get on board, the more they stand to gain in terms of security and efficiency," said Tony Franco, CEO of SafeChain. "Starting with something as relatively straightforward as property transfers, blockchain creates a decentralized, near-perfect audit trail that can never be lost or stolen. Eliminating that risk opens the door to completely changing how properties are bought and sold in the U.S., and those changes will ultimately be to the consumer's benefit, as well as the real estate industry's as well."  
Leasehold value – The interest held by a tenant. If the tenant pays market rent, then the leasehold has no market value. However, if the tenant pays less than the market, the difference between the present value of what is paid and the present value of market rents would be a positive leasehold value. For example, a major chain retailer may be able to negotiate a below-market lease to serve as the anchor tenant for a shopping center. This leasehold value may be transferable to another anchor tenant, and if so the retail tenant has a positive interest in the real estate.
An appraisal is a licensed appraiser's opinion of a home's market value based on comparable recent sales of homes in the neighborhood. Appraisals are usually ordered on behalf of a buyer's lender to protect the interests of the lender. The lender's underwriter will compare the appraisal price to the final purchase price of the home to ensure the buyer is not borrowing more than the house is worth. If the home appraises lower than the final sale price, the buyer may be able to renegotiate a lower price with the seller. If the seller won't lower the price, the buyer's lender may ask that the buyer put more money toward the down payment in order to make up the difference. Get an instant estimate of your home's value or learn how to increase your home's appraisal value.
In most instances, an appraiser will spend their time determining the value of one piece of property at a time. Building up their expertise in making their assessments often leads appraisers to specialize in a particular area of real estate. For example, a commercial appraiser could focus on the market for office buildings, hotels, retail locations, and other properties that include an income generating quality.
Officials estimate the county is foregoing $49,301 in property taxes during the ten years on all properties. St. Petersburg, which also is waiving property taxes earmarked for the city, would be giving up about $62,343 in ad valorem taxes over the ten years. The actual amount won’t be known until the Pinellas County Property Appraiser values the real estate.
Summary:I have a life long career as an expert in predominately real estate valuation issues & legal support that I'm very passionate about and proud of. I'm always open to the most complex valuations, and to new opportunities and partnerships, but here is what I current do: Valuexpose™ Software and Real Estate Consulting - I am the Co-Founder and CEO of this financial analysis consulting agency. We specialize in helping companies and individuals in three areas: Legal Support: We create...

In Germany, real estate appraisal is known as real estate valuation (Immobilienbewertung). Real estate appraisers (Immobilienbewerter or Gutachter) can qualify to become a Öffentlich bestellter und vereidigter Sachverständiger (officially appointed and sworn expert). However, this formerly very important title has lost a lot of its importance over the past years, but still is of some value in court procedures. The title is not generally required for appraisals.
This growth model is the common language of instruction in Pinellas County Schools and can be used as an instrument for self-reflection, assessment, and deliberate conversations among teachers, those responsible for evaluation, and those coaching or mentoring colleagues. It is designed to be used as a tool to define performance standards, to help interpret the teacher's practice, make informed decisions about ongoing professional development and for evaluation purposes.
As of mid-2016, Valuers in Russia, including real property valuers, are deemed to be purposely-educated individuals maintaining their Valuation SRO membership and bearing unlimited property liability for the result of their services, that is their professional status is modeled on the organization of public notaries. Regardless of the fact, over 80% of valuers tend to be employed by valuation or consulting companies, and thus do not enter practice as stand-alone individual entrepreneurs. High-end appraisal services are principally represented by valuation arms of the International "Big-four" consultancies in the country, but there also exist reputable national corporate valuation brands.
Real estate valuation in New Zealand is regulated by the New Zealand Institute of Valuers ('NZIV') and the Valuers Registration Board of New Zealand ('VRB'), both of which are statutory bodies established under the Valuers Act 1948 (NZ). The NZIV remains the statutory professional body for valuers in New Zealand, with perpetual succession under the Act (which is under review as at 2015). The NZIV can make Rules as lower level legislation and has a Code of Ethics. The NZIV Rules were last changed in 2012 and remain current. The VRB has jurisdiction in relation to serious matters affecting the registration of a valuer including discipline where a valuer has acted in such a way as to meet the threshold. The Valuers Act 1948 sets the threshold under s31 as matters where a valuer could be struck off the register of valuers. The NZIV has power for discipline for relatively more minor matters. The NZIV governs NZIV members and has power to discipline members and fine them up to $500, admonish members or terminate their membership. The designations "Registered Valuer" and "Public Valuer" are legally protected under the legislation, being reserved for Valuers Registered under the Act. The NZIV, under the Act, can admit non-valuer members (such as non-valuer land economists).
The International Valuation Standards Council (IVSC) is a non-governmental organization (NGO) member of the United Nations with membership that encompasses all the major national valuation standard-setters and professional associations from 41 different countries (including the Appraisal Institute, the American Society of Appraisers, the RICS, the [Practising Valuers Association of India] and the Appraisal Institute of Canada). IVSC publishes the International Valuation Standards (IVS), now in its 8th edition.
The scope of work is the first step in any appraisal process. Without a strictly defined scope of work, an appraisal's conclusions may not be viable. By defining the scope of work, an appraiser can properly develop a value for a given property for the intended user, and for the intended use of the appraisal. The whole idea of "scope of work" is to provide clear expectations and guidelines for all parties as to what the appraisal report does, and does not, cover; and how much work has gone into it.
The general condition of the building and grounds will also be taken into consideration. For example, the status of the foundation and the condition of the roof may require repairs and renovations. In addition to the building itself, the land that it stands on can also play a factor in the analysis. It is common for an appraiser to take photographs of the property, both inside and out in order to document its condition.

The seller can offer to carry a second mortgage for the difference.If the buyer really wants the home but cannot come up with the difference in cash, making payments or a lump sum payment at a later date to the seller is an option. After the escrow closes, sellers often retain the right to discount the second mortgage, sell it for less than face value to an investor.
FHA.com is not a government agency. We do not offer or have any affiliation with loan modification, foreclosure prevention, payday loan, or short term loan services. Neither FHA.com nor its advertisers charge a fee or require anything other than a submission of qualifying information for comparison shopping ads. We do not ask users to surrender or transfer title. We do not ask users to bypass their lender. We encourage users to contact their lawyers, credit counselors, lenders, and housing counselors.
Thanks to Jason Taylor for providing an overview of the services provided by the Orange County Emergency Operations Center in the event of disaster in our area to representatives from our Commercial Real Estate team. As many as 80 representatives from government and community organizations can staff this room to work together to meet the needs of the county and its residents. In the aftermath of an incident, appraisers from our office go into the field and assess damage to residential and commercial buildings which is reported to the federal government.  
Remember this: appraisers are looking at the condition of what’s permanently part of or attached to the house. They’re not evaluating the décor or furniture or anything that’s not affixed to the property; what’s most important are your home’s physical characteristics (age, square footage, the number of bedrooms and baths, lot size, location, view) as well as their observable condition.
Dallas Central Appraisal District (DCAD) is responsible for appraising property for the purpose of ad valorem property tax assessment on behalf of the 61 local governing bodies in Dallas County . The appraisal district is a political subdivision of the State of Texas. Our duties include establishing and maintaining accurate property values for all real and business personal property. The Texas Property Tax Code is the primary source of law and guidance for the Texas property tax system.
I just wanted to let you know how helpful Mike Nichols was in helping us through a complicated situation in a real estate transaction where a tax certificate had been sold on the subject property. He went above and beyond the call of duty, patiently explaining the situation separately to all three parties involved. The issue was resolved with his help and his response was excellent.

This week, at the IAAO International meeting, valued members of the OCPA team made presentations to their colleagues. Roger Ross gave a wildly popular presentation on the Agency’s commitment to customer service. Terry Taylor and Jeff Miller also presented an educational session on “Agriculture in the Land of Amusement,” sharing information of the diversity of properties within Orange County.  
WertV's general regulations are further supported by the Wertermittlungsrichtlinie (abbr. WertR, "directive on the determination of value").[21] The WertR provides templates for calculations, tables (e.g., economic depreciation) and guidelines for the consideration of different influences. WertV and WertR are not binding for appraisals for nonofficial use, nonetheless, they should be regarded as best practice or Generally Accepted (German) Valuation Practice (GAVP).
In a commercial income-producing property this approach capitalizes an income stream into a value indication. This can be done using revenue multipliers or capitalization rates applied to a Net Operating Income (NOI). Usually, an NOI has been stabilized so as not to place too much weight on a very recent event. An example of this is an unleased building which, technically, has no NOI. A stabilized NOI would assume that the building is leased at a normal rate, and to usual occupancy levels. The Net Operating Income (NOI) is gross potential income (GPI), less vacancy and collection loss (= Effective Gross Income) less operating expenses (but excluding debt service, income taxes, and/or depreciation charges applied by accountants).
Meanwhile, a residential appraiser would focus on those properties where individuals and households are domiciled. This can include condominiums and single homes. Typically a residential appraiser works with properties with no more than four housing units. Larger scale properties, such as multiunit apartment buildings, would likely be classified as a commercial property for the purposes of an appraiser.
The notice shows property owners their just, assessed and taxable values for the prior and current years. It also provides a comparison of the prior year taxes for each taxing authority to the current proposed property taxes.  Exemptions and reductions in value due to assessment caps are provided, along with any non-ad valorem assessments.  Current year taxes are based on property values, tax exemptions and the proposed tax rate that has been set by the taxing authorities.  
×