market value - Appraisers Blogs

From Data to Value: How Mass Appraisal Delivers Fair Market Assessments

Guest Author — Tue, 13 Jan 2026 13:30:54 +0000

Behind every annual notice of assessments is a complex valuation system most property owners never realize exists. The Appraisal Foundation defines mass appraisal as “the systematic appraisal of groups of properties as of a given date using standardized procedures and statistical testing.” In practice, mass appraisal is a method used to value large numbers of similar properties at the same time consistently. Properties may be grouped by physical characteristics, location, or property type. Mass appraisal is mostly used for ad valorem (property tax) assessments. Mass Appraisal in Henrico County To understand how mass appraisal functions in practice, it is helpful to look at how the process is applied at...

Fannie Mae Filed a Complaint Against Me An appraiser shared the following with us which was posted on one of the appraisers’ groups. Fannie Mae filed a…
USPAP’s Typical Buyer Standard in the Fair Housing Era The Irreconcilable Conflict Between USPAP's Typical Buyer Standard and the Current Fair Housing Compliance Regime. Retain this document as a…
Uncovering Flaws in FHA Appraisal & Loan Review Process The story of this single mother's harrowing experience with a defective home purchase and HUD's negligent oversight exposes deep flaws…

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When Protecting Tenants Starts With Targeting Property Rights

Desiree Mehbod — Tue, 06 Jan 2026 13:30:24 +0000

When officials start treating property rights like a rounding error, every appraiser in the room knows the market’s about to need a stress test. New York City has never been short on bold ideas, but Mayor Zohran Mamdani’s latest appointment to the city’s Office to Protect Tenants has managed to ignite a firestorm before even warming the chair. His pick, Cea Weaver, arrives with a resurfaced video and a digital paper trail that would make any seasoned housing professional pause. Between her past social‑media proclamations like “seize private property” and her declaration that homeownership is “a weapon of white supremacy,”...

The One-Mile Rule: Prudent Policy or Modern Day Redlining? ...whether through redlined maps or implicit "one-mile rule," the result can be undervalued properties in historically marginalized neighborhoods. Throughout the…
Only Blacks Need Apply... In the Spirit of Equity Fannie makes its subsidies for blacks explicit, but they don’t appear to extend to other racial groups such as Hispanics…
Fannie Mae 'Census Block Grid' Adjustment Raises… "FNMA’s collateral underwriter tool has a line item adjustment it makes on every comparable called Census Block Grid." In a…

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Realtor Fined $10,000 for Impersonating an Appraiser

Guest Author — Thu, 27 Mar 2025 12:30:58 +0000

Impersonating an Appraiser – The Costly Consequences of Playing Dress-Up in Real Estate. Being an appraiser isn’t for the faint of heart. The job requires thick skin, a strong moral compass, and an unwavering commitment to impartiality. There are times when you have to stand your ground, even when clients plead with you to sway the value. Sometimes, the market tells a story that’s not what people want to hear. Whether it’s a low appraisal for a refinance or a high one for a divorce, appraisers have to stay true to the facts. No matter how much pressure is applied....

The Sales Agents Derailed This Deal! The lender and the AMC could have applied that veto to the sales agents, using the appraisal as proof positive…
Slandering Appraisers... Fooling the Appraiser ...the purpose of the game is to fool the appraiser into thinking that the property is worth the agreed upon…
House Measurement by Property Data Collector Gone Wrong The lender allowed an unlicensed property data collector give bad data to the appraiser... I work for this lender and…

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County Assessors’ Standards | AVM Final Rule Guidance

Dallas T. Kiedrowski, MNAA — Fri, 23 Aug 2024 12:30:47 +0000

County Assessors have the advantage of being able to calibrate their models specifically for one market, allowing for a more tailored and precise approach. The OCC, FDIC, NCUA, CFPB, and FHFA (collectively, the Agencies) are adopting a final rule to implement AVM quality control standards mandated by the Dodd-Frank Wall Street Reform and Consumer Protection Act (Dodd-Frank Act). The quality control standards apply to mortgage originators and secondary market investors in determining the value of a dwelling that is the collateral for mortgage financing. Under the final rule, institutions involved in specific credit decisions or securitization activities are required to...

AVMs... Garbage In, Garbage Out Garbage data in means garbage results out every time! It's no secret that AVMs have been a thorn in the…
Is the GSE's "Appraisal Modernization" Really Just… Mass Appraisal tend to exhibit a regressive nature... In the intricate landscape of real estate mortgage financing, the notion of…
House Measurement by Property Data Collector Gone Wrong The lender allowed an unlicensed property data collector give bad data to the appraiser... I work for this lender and…

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Objectionable Valuations Become Hate Speech, Inflating Home Prices

Jeremy Bagott — Wed, 21 Aug 2024 12:30:33 +0000

The censorship, scapegoating and sidelining of appraisers has done real damage to borrowers and the purchasers of bonds… Attacks on free speech are on the rise in the English-speaking world. A bill introduced in Canada to thwart online “anarchy and lawlessness” would create a Canadian Ministry of Truth empowered to punish authors Ottawa politicians find problematic. In response to the worst rioting in Britain in years, about 4,000 people have reportedly been jailed for online thought crimes. U.K. Prime Minister Keir Starmer has vowed to prosecute anyone his government believes is whipping up people’s emotions on the Internet. There’s even...

Biden's Remark on Home Values Sparks Backlash President Biden's recent comment about the discrepancy in home values between Black and white families has sparked backlash on social…
The Censorship of Appraisers Thirty-seven hours after President Biden took the oath of office, White House officials met with executives at social media companies.…
HUD's Private Inquisitors Will Chill Protected… HUD awarded $54 million to 182 nonprofits to serve as posses in a a Spanish Inquisition-style drive. The deep pockets…

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Accurate Appraisal Underreporting

AppraisersBlogs — Wed, 24 Jul 2024 12:30:01 +0000

The HousingWire article highlighting that only 40% of homes sold include an “accurate” appraisal, as defined by the Corporate Settlement Solutions (CSS) report, is deeply problematic and indicative of a concerning lack of understanding around the appraisal process. The report cited from CSS, analyzed appraisal data across 10 states in the East Coast and Midwest, finding that only around 40% of home sales included an appraisal that was within $2,500 of the final sale price. This is being presented as evidence that the vast majority of home appraisals are inaccurate. Appraising a home’s value is an inherently complex endeavor, with...

Low Value = Material Deficiencies? New FHA ROV Policy The implication that if the VALUE is too low, then there must be “material deficiencies” present, is deeply troubling! Up…
Sale Price vs Appraised Value Disconnect How can it be said that valuing a property lower than its eventual sale price based on current market evidence…
A Low Appraisal is Now a Bad Appraisal A low appraisal is now a bad appraisal. Well, that's according to the headline. The article does not stress ‘bad.’…

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Security Bars Removal Law Debunks Alleged Racial Discrimination

Mary Cummins — Tue, 18 Jun 2024 12:30:55 +0000

Complainant stated appraiser told them they should remove security bars from windows. Complainant stated this is evidence of “racist discrimination”… Security bars on bedroom windows is against code… This morning I received the results of a California State Information Act Request I made regarding an alleged case of racial bias in Allendale, Oakland, California which was settled May 2024. I requested any and all documents in the case involving the appraiser because I didn’t have the complainant’s name or property address. I only had the appraiser’s name which I won’t post in text. Complainant stated appraiser told them they should...

Seller Filed a Racial Bias Complaint Against Me So what’s caused the sudden loss of income? Could it be because of the racial bias complaint filed against me…
Census Data Used as Evidence for Bias I’ve previously written about how the various spear throwers at appraisers have used ‘census tract data’ in their assertions that…
At Federal Agency, The Mayhem Is the Message Mullinix has become a student of the “Title VIII Complaint Intake, Investigation, and Conciliation Handbook (8024.1).” The handbook is designed…

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The Sales Agents Derailed This Deal!

Guest Author — Fri, 16 Feb 2024 13:30:10 +0000

The lender and the AMC could have applied that veto to the sales agents, using the appraisal as proof positive that the agents derailed this deal. What is the ROV for? The answer is the listing agents pricing strategy and the buyers agents buying strategy. The lender will go through the appraisal with a fine tooth comb and microscope, while ignoring the fact the initial BPO and CMA which led to the listed price the contract was formed around, was totally inadequate and riddled with errors. Clearly off the page in relationship to existing market value indicators. I’ve seen numerous...

USPAP’s Typical Buyer Standard in the Fair Housing Era The Irreconcilable Conflict Between USPAP's Typical Buyer Standard and the Current Fair Housing Compliance Regime. Retain this document as a…
A New 'Standard' for ROV Requests Since beginning using this Standard, I have had ZERO ROV requests. Appraisers, the latest ‘buzzword’ around appraising is Standard. We’ve…
The Town With No Bank: How Rural America Lost Its… For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore.…

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Another ‘Bad’ Word to Avoid!

Dave Towne — Mon, 20 Nov 2023 13:30:45 +0000

To lighten the load somewhat from discussions about current highly restrictive language use in appraisal reports that tends to circumvent actual reality and truth – which can positively or adversely impact property market value, replaced with only generic, non-offensive words, I present this cartoon. It’s another word to avoid using: Obfuscation of real and accurate market data using correct written descriptions, replaced with wokeism to foster an unworkable ideological agenda, is one reason why skilled appraisers are shifting their work to non-mortgage lending clients who actually want to understand the true reality of regional and neighborhood areas, and how market...

The Nightmarish End of Home Appraisals In his 1946 essay “Politics and the English Language,” the late British novelist, essayist and critic George Orwell examined the…
What's Wrong With this Sentence? AMC says sentence was unacceptable based on one word in that sentence Beware appraisers, big brother is watching what you…
'Pesky' Words. Keeping Appraisers out of Language Purgatory Appraisers, on July 17, 2023, a document from Freddie Mac was circulated to numerous appraisers around the US which identified…

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Reality of Today’s Appraisal Environment

Dave Towne — Fri, 27 Oct 2023 12:30:27 +0000

Proving discriminatory activity is hard, which is probably one reason HUD is dragging their collective feet in resolving the filed complaints. The real scourge of what’s been happening to appraisers for the past 5 years (yes, it started prior to the last election) has been revealed by Mr. Isaac Peck, in this article. You really need to read it, perhaps again, if you saw it come through your email on Wednesday October 25. Isaac has allowed me to “re-broadcast” his article. Yes, it’s a ‘sales promotion’ but it contains critical information appraisers need to know about. The first paragraph, contained...

HUD's Private Inquisitors Will Chill Protected… HUD awarded $54 million to 182 nonprofits to serve as posses in a a Spanish Inquisition-style drive. The deep pockets…
Racial Bias in Real Estate: Is it the Appraisers’ Fault? In the past year, the appraisal industry has been under attack from various academics who claim “racial bias” on the…
Appraisers Pressured to Inflate Values Based on Race The real estate appraisal industry has long been subject to pressure from various sources, such as lenders, borrowers, and agents.…

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Fannie Mae Filed a Complaint Against Me

AppraisersBlogs — Wed, 18 Oct 2023 12:30:39 +0000

An appraiser shared the following with us which was posted on one of the appraisers’ groups. Fannie Mae filed a complaint against me with my state appraisal board. Here’s what happened. The Report In June of 2021, I completed an appraisal for a conventional purchase. The appraisal was ordered by an AMC on behalf of a lender. At that time, the real estate market was still being wildly affected by the COVID pandemic. Remote work was in full swing, and consumers were desperately seeking to get out of the cities. Prices for all types of residential properties were rising rapidly,...

Fannie's Loan Buyback Sophistry Relies on Modifying… “Many of the repurchase letters make no sense,” said the insider. If analysts don’t write enough defects on those files,…
FNMA Continued Effort to Get Rid of Appraisers Fannie Mae Continues Their Effort To Get Rid Of Appraisers: Sends “Tips” For the past year, Fannie Mae has sent…
It’s Time to Take Out the Junk: AMC Practices Exposed Appraisers have spent years carrying the weight of broken AMC practices, and this article pulls every one of those practices…

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The Scam of Racial Discrimination by Appraisers

Michael Ford — Wed, 10 May 2023 12:30:40 +0000

More and more appraisers are retiring every day. Aside from that more and more are changing to lower liability careers. Eventually, the opportunists who have been promoting the scam of racial discrimination by appraisers such as career politicians, and ‘anti-discrimination’ software hucksters like Black Knight will be shown to be what they truly are. Recently, a highly respected appraiser who is also a senior designated member of a well-known national professional peer association, wrote an article about a new proposed law in New York ostensibly targeting New York appraisers. Mr. Bagott’s article had an unusual amount of hyperbole within it...

Why is Only One Side of This Story Being Told? There are always two sides to every story; however, understanding is a three-edged sword: your side, their side, and the…
HUD Dismisses Claims Alleging Racism ...white America (government) keeps trying to 'fix' Black People who are not broken in the first place! We’ve all heard…
Uncovering Flaws in FHA Appraisal & Loan Review Process The story of this single mother's harrowing experience with a defective home purchase and HUD's negligent oversight exposes deep flaws…

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Freddie’s Study, NPR Story Recall Notable Academic Hoax

Jeremy Bagott — Tue, 28 Feb 2023 13:30:45 +0000

NPR topped the online edition of its article with the headline, “Black and Latino Homeowners are About Twice as Likely as Whites To Get Low Appraisals.” The problem? Freddie never called the appraisals “low.” While the Freddie Mac study finds no evidence of undervaluation, the NPR story about the study somehow does. Almost 30 years ago, Alan Sokal, now a professor of mathematics at University College London, perpetrated a memorable hoax. He submitted a pseudoscientific article to a cultural studies journal called Social Text. By design, his paper was strewn with nonsense. Titled “Transgressing the Boundaries: Towards a Transformative Hermeneutics...

Fannie's 'Equity' Plan: The Drinking Game What makes equity so invidious as a governing tenet is that it involves not just helping people of one racial…
The Real Cause of the Home Value Gap Is the Income Gap Blaming appraisers for the income gap will never solve the real underlying problem... Blaming appraisers for the income gap is…
Racial Targeting Under the Heading of Diversity,… This time around, the racial targeting is masked as a virtue under the heading “Diversity, Equity and Inclusion,” or “DEI.”…

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The Real Cause of the Home Value Gap Is the Income Gap

Mary Cummins — Mon, 13 Feb 2023 13:30:46 +0000

Blaming appraisers for the income gap will never solve the real underlying problem… Blaming appraisers for the income gap is as ridiculous as blaming appraisers for gun violence and gas prices. I watched the January 24, 2023 ASC Appraisal Bias hearing. Comments were requested after the hearing. This letter is my comment. I’ve been a real estate appraiser in Los Angeles, California for 40 years. I’ve been a licensed California Certified Residential Appraiser since licenses were first offered in 1993/1994. I’m a Latino woman who speaks English and Spanish. I appraise property in the diverse county of Los Angeles and...

HUD Secretary's Comments Evoke Folly of 1919 Sex Scandal Secretary Fudge launched into what sounded remarkably like discriminatory rhetoric: "The problem is who is in the appraisal industry. When…
HUD Dismisses Claims Alleging Racism ...white America (government) keeps trying to 'fix' Black People who are not broken in the first place! We’ve all heard…
ASC Blaming Appraisers The Appraisal Subcommittee, because they were directed to do so, has produced a report, which frankly and explicitly lays the…

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Visualizing Market Activity Using Graphs & Trendlines

Dave Towne — Fri, 18 Nov 2022 13:30:03 +0000

Spreadsheets and graphs are powerful tools for appraisers. With proper data, and incorporated into reports, they can enhance your professionalism and decision-making ability. Appraisers, this article will highlight the process I use to bring clarity to my research and analysis of ‘comparable’ properties. This completed process becomes an exhibit in all my appraisal reports because it helps the Intended User(s) visually see what the market has been doing over a known time period. The exhibit graph also indicates a daily rate of change for the sales over the time period, which can then be applied as a ‘time’ (market) adjustment...

Uncovering Flaws in FHA Appraisal & Loan Review Process The story of this single mother's harrowing experience with a defective home purchase and HUD's negligent oversight exposes deep flaws…
The Town With No Bank: How Rural America Lost Its… For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore.…
Promoting False "Racist Appraiser" Narrative Some Lenders promoting false "racist appraiser" narrative to optimize profits via AVMs Like most businesses lenders want to optimize their…

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Appraisers Are Historians

Guest Author — Fri, 11 Nov 2022 13:30:43 +0000

It is gratifying when appraisers are correct, and the AVMs burn; unless you invested in their stocks. I mean no disrespect to the modelers of the Automated Valuation Models (AVMs) or to Zillow for relying on their AVMs. As an appraiser since the 80s, I have yet to find a computer that can tell me if I want vanilla or chocolate ice cream. Does the buyer want more acres, or less grass to cut? I will admit that a raised ranch, a two story farm house, a colonial, a split level, and a Dutch colonial can all sell for the...

Is the GSE's "Appraisal Modernization" Really Just… Mass Appraisal tend to exhibit a regressive nature... In the intricate landscape of real estate mortgage financing, the notion of…
Uncovering Flaws in FHA Appraisal & Loan Review Process The story of this single mother's harrowing experience with a defective home purchase and HUD's negligent oversight exposes deep flaws…
The Real Cause of the Home Value Gap Is the Income Gap Blaming appraisers for the income gap will never solve the real underlying problem... Blaming appraisers for the income gap is…

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Remove Predominant Price from New Forms

Dave Towne — Tue, 04 Oct 2022 12:30:40 +0000

Something that has ‘stuck in my craw’ or ‘frosted my cookies’ for years is the nonsense about stating a specific “PREDOMINANT” price for neighborhood homes. And then being forced to explain why the Opinion of Value is not precisely that number, and if not, why not. Real estate is IMPERFECT. Properties, especially comparables, seldom, if ever, sell for the very same or extremely similar prices. If that is the case, how can there be an exact “PREDOMINANT” figure? The possible exception to this are highly dense urban developments where the new construction homes are cookie cutters, and the builder sells...

Woke 'Bounty' Bill Will Chill Speech of New York Appraisers A bill being crafted by the New York state Senate’s Finance Committee would, in effect, place a $2,000 bounty on…
UAD 3.6: The Appraisal Industry’s Shiny New Straightjacket UAD 3.6, the appraisal industry’s shiny new straitjacket, promises efficiency but threatens to bury appraisers under a mountain of data…
The Town With No Bank: How Rural America Lost Its… For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore.…

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Why Hire an Eminent Domain Attorney?

Guest Author — Fri, 09 Sep 2022 12:30:24 +0000

Taking private property for public use is one of the most powerful government actions under the constitution. The exercise of this power is commonly known as condemnation. The power itself is referred to as the eminent domain power. Eminent domain can occur at the federal, state, and local levels of government. If you are notified that your home, land, or property will be condemned for a public use, you will likely have many questions that need answers. That is when you may wish to consult with an eminent domain attorney; someone who is experienced in eminent domain law and can...

The Town With No Bank: How Rural America Lost Its… For decades, we’ve been told that the problem is demand. That people don’t want to live in rural America anymore.…
USPAP’s Typical Buyer Standard in the Fair Housing Era The Irreconcilable Conflict Between USPAP's Typical Buyer Standard and the Current Fair Housing Compliance Regime. Retain this document as a…
It’s Time to Take Out the Junk: AMC Practices Exposed Appraisers have spent years carrying the weight of broken AMC practices, and this article pulls every one of those practices…

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Racial Targeting Under the Heading of Diversity, Equity & Inclusion

Jeremy Bagott — Thu, 18 Aug 2022 12:30:18 +0000

This time around, the racial targeting is masked as a virtue under the heading “Diversity, Equity and Inclusion,” or “DEI.” Valuation Jiu-Jitsu Will Lead to Future Addie Polks Addie Polk was a 91-year-old African-American widow who shot herself in the chest in 2008 during a Fannie Mae-initiated eviction in Akron, Ohio. It marked the low point in Fannie’s embrace of toxic mortgages. Fannie, now in federal conservatorship, bought or guaranteed subprime loans made to vulnerable borrowers in the years leading up to the 2007-2008 financial crisis. There are now signs of new abuses. Under the banner “equity and inclusion,” some...

Diversity, Equity and Inclusion Is Overlooked by HUD… Marcia Fudge, the Secretary of HUD, decided to convene a special meeting of master minds with absolutely no real diversity,…
Fannie Mae Fraud and Abuse Exposed History of waste, fraud & abuse at this rogue organization... Fannie Mae reported this week it had fired more than…
Is a Horde of Deadbeat Borrowers Again Walking Among Us? There are signs of a new horde of deadbeat borrowers, but the foreclosure filings are being delayed and masked by…

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Violating Appraisal Independence Through Harassment, Intimidation & Coercion

Dave Towne — Wed, 15 Jun 2022 12:30:59 +0000

It shall be unlawful… to engage in any act or practice that violates appraisal independence… Appraisers, I have written the info below, which you may use if you desire to send to your clients and local real estate offices. It’s time for all appraisers to stand up to this kind of very adverse behavior, done by and promoted by many real estate brokers/agents across the US. I have been chastised multiple times by brokers, and in one instance that I know of, was excluded (by the lender who told me) from doing another assignment when I didn’t appraise a prior...

Occupational Licensing Used to Intimidate It provides no better illustration of how occupational licensing promotes groupthink and intolerance to differing viewpoints... CALIFORNIA: WHERE RIGOROUS INQUIRY…
Low Appraised Value = Racial Bias? When the appraised value didn’t meet the sale price, the first assumption was that the appraiser conspired to lower the…
A Low Appraisal is Now a Bad Appraisal A low appraisal is now a bad appraisal. Well, that's according to the headline. The article does not stress ‘bad.’…

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market value - Appraisers Blogs

From Data to Value: How Mass Appraisal Delivers Fair Market Assessments

Related Posts:

When Protecting Tenants Starts With Targeting Property Rights

Related Posts:

Realtor Fined $10,000 for Impersonating an Appraiser

Related Posts:

County Assessors’ Standards | AVM Final Rule Guidance

Related Posts:

Objectionable Valuations Become Hate Speech, Inflating Home Prices

Related Posts:

Accurate Appraisal Underreporting

Related Posts:

Security Bars Removal Law Debunks Alleged Racial Discrimination

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The Sales Agents Derailed This Deal!

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Another ‘Bad’ Word to Avoid!

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Reality of Today’s Appraisal Environment

Related Posts:

Fannie Mae Filed a Complaint Against Me

Related Posts:

The Scam of Racial Discrimination by Appraisers

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Freddie’s Study, NPR Story Recall Notable Academic Hoax

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The Real Cause of the Home Value Gap Is the Income Gap

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Visualizing Market Activity Using Graphs & Trendlines

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Appraisers Are Historians

Related Posts:

Remove Predominant Price from New Forms

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Why Hire an Eminent Domain Attorney?

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Racial Targeting Under the Heading of Diversity, Equity & Inclusion

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Violating Appraisal Independence Through Harassment, Intimidation & Coercion

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