Do Appraisers Use Distressed Properties as Comparables?
Many of our readers ask us if appraisers use distressed
properties (short sales and foreclosures) as comparables when doing an appraisal
on non-distressed properties. We have posted on this issue on several occasions
(examples: here
and here).
Last month, the Appraisal Institute issued a paper on the subject. In the paper, the Institute explained
that:
Foreclosures and short sales can provide important information for
appraisers, who develop valuations based on market data and market
forces.”
On whether an appraiser should use distressed properties as comparables, the
Institute was very direct (all items in bold were shown as bold
in the original paper):
“An appraiser should not ignore foreclosure sales and short sales
if consideration of such sales is necessary to develop a credible value
opinion.”
And they explained the possible differences between short sales and
foreclosures:
“A short sale & might have involved atypical seller
motivations and so might not be an ideal comp&
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.
Bottom Line
Some will argue that distressed properties should not be used when appraising
non-distressed properties. However, there is no longer any doubt that they will
be.