Dude, if you spend 10k on a kitchen, I can guarantee you a 15k return! Trust me, I’m a salesman, I know these things.

When you seek out comps by price and end up with gross character mis matches, that’s a common result.

That’s there for an important reason, the need to bracket the ppsf along with the other required points of high/low bracketing. That section of the 1004 has a very limited scope of applicable use. That point of bracketing happens naturally if one is actually picking reasonable high and low matches in terms of size and price. So if you’re selecting comps honestly without bias, that particular ppsf data slot always lines up anyways and you don’t really need to but glance at it for assurance. Alternatively, that entry slot makes for a quick indicator of fraud, if you pump up comps out of appropriate comparison range, suddenly the ppsf number jumps sky high in comparison and is not bracketed on the low side. (High side if you’re dealing with short sale or a sort of dump it cheap fraud.)

I completely agree

If appraisers want to get better at valuation principals, they should go to the hardware store, learn real world current pricing structures of contractors and materials in those various fields of service, and apply a reasonable and relative, fairly distributed allotted adjustment scheme. That’s the art not a science part of it.