Sales Comparison Approach - Appraisers Blogs

USPAP’s Typical Buyer Standard in the Fair Housing Era

Guest Author — Fri, 29 May 2026 12:30:07 +0000

The Irreconcilable Conflict Between USPAP’s Typical Buyer Standard and the Current Fair Housing Compliance Regime. Retain this document as a reference should you face a complaint grounded in disparate impact theory alone. The three-safeguard framework from Inclusive Communities provides a robust defense for any appraiser whose methodology is USPAP-compliant, well-documented, and market-supported. Introduction I want to state plainly what the appraisal profession has been tiptoeing around since roughly 2019: an appraiser cannot simultaneously comply with: 1- USPAP’s requirement to identify and analyze the most probable (typical) buyer of a property via market data AND… 2- comply with the current iteration...

Disparate Treatment and Impact in USPAP USPAP has introduced the terms DISPARATE TREATMENT AND IMPACT in its 5th exposure draft. Disparate treatment and impact are bad…
Biased Appraisers? I Don't Think So To judge an entire profession by anecdotal evidence is equally both stupid and harmful... The entire emphasis was on "anecdotal…
Appraisers Freed from DEI Propaganda This bold move immediately resulted in the removal of all appraisal bias propaganda from the official whitehouse.gov website. With a…

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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...

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 New & Improved Fannie Mae “FRAUDULATOR 2.0” Originally known as Fannie Mae’s Collateral Underwriter (CU), and subsequently Collateral Underwriter 2.0 (CU-2)i this always dubious product of Fannie…
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…

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Recap of the 4th ASC Appraisal Bias Hearing

AppraisersBlogs — Wed, 28 Feb 2024 13:30:47 +0000

On February 13th, 2024, the fourth ASC appraisal bias hearing took place. For those who were unable to attend, the video of the hearing has been included below. The hearing was a crucial event for the appraisal industry, and it is important for all appraisers to be aware of the discussions and topics addressed. The panel of witnesses included: David Bunton, President, The Appraisal Foundation E.C. Neelly IV, Executive Director, Mississippi Real Estate Appraisal Board Maureen Sweeney, Principal, Maureen Sweeney, Real Estate Appraiser Ltd. Melissa Tran, Director, Texas Appraiser Licensing and Certification Board Jillian White, Chief Executive Officer, Appraisal Insights...

AMCs Billing Scheme, Hidden Profits & Deceptive Practices Appraisers who do not agree to their hidden billing methods are excluded from the majority of the GSE lending marketplace…
AMCs Violating TILA and C&R Fee Clauses Fellow Appraisers, the appraisal industry has been facing a major issue with AMCs violating the Truth in Lending Act (TILA)…
The Great Debate on Appraisal Fees She included several different fee split examples indicating AMCs retained as much as 70 percent of the total appraisal fee…

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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…
Dear Representative, FNMA Has Gone Rogue! Dear representative, waiving/eliminating property appraisal for lending purposes is wanton recklessness. Fannie Mae’s decision to waive/eliminate property appraisal for lending…

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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…
ASC Blaming Appraisers The Appraisal Subcommittee, because they were directed to do so, has produced a report, which frankly and explicitly lays 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…

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Census Data Used as Evidence for Bias

Dave Towne — Thu, 09 Feb 2023 13:30:47 +0000

I’ve previously written about how the various spear throwers at appraisers have used ‘census tract data’ in their assertions that appraisers are racially biased. It’s been done by Freddie Mac, by Andre Perry in his testimony before Congress, by Ph.D Elizabeth Korver-Glenn in her dissertation paper, not reviewed by anyone with appraisal experience, to obtain that lofty status, the media, and other so called ‘studies’ and ‘reports’ since. That is information foreign to appraisers, because we don’t use or reference anything about Census Tracts in our reports. The only place that shows up is in one field on the GSE...

Sales Comparison Approach is Racist "...the modern appraisal industry perpetuates racial inequality through its continued use of the “sales comparison approach”... the sales comparison approach…
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…
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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FTX Bought Government’s Silence; Did Fintechs Buy Attacks on Appraisers?

Jeremy Bagott — Fri, 23 Dec 2022 13:30:11 +0000

The nation’s 80,000 licensed real property appraisers should pay close attention to the manipulation of Washington by FTX, which turned out to have the characteristics of a Ponzi scheme. Fallen crypto whiz kid Sam Bankman-Fried and his associates are a living testament to the power of political donations in American politics. It’s unclear precisely what the more than $70 million in political donations bought FTX during an 18-month period leading up to the midterms, but one can speculate the money silenced what was once a brisk debate on Capitol Hill and at the U.S. Treasury on the regulation of crypto-currency....

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…
The New & Improved Fannie Mae “FRAUDULATOR 2.0” Originally known as Fannie Mae’s Collateral Underwriter (CU), and subsequently Collateral Underwriter 2.0 (CU-2)i this always dubious product of Fannie…
Bias and Discrimination in Reports, Yes or No? Appraisers, should we include discussion of B&D in our reports? Wait, What?? Bondage and Discipline? No, not that. Bias and Discrimination.…

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‘Preference Falsification’ – Why Licensees Parrot Notions They Know Are Untrue

Jeremy Bagott — Wed, 07 Dec 2022 13:30:45 +0000

Preference falsification has resulted in some appraisers parroting talking points they know to be untrue. People who live under authoritarian regimes rarely reveal their true feelings. They get used to lying. Parroting the party line becomes second nature in oppressive societies. It’s not a reflection of one’s moral compass but a survival mechanism. In his book “Private Truths, Public Lies,” Timur Kuran, an economist and political scientist at Duke University, writes about this disconnect, known as “preference falsification.” Preference falsification is dangerous because it lends an air of permanence to structures that are brittle and susceptible to sudden collapse. Kuran...

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…
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.”…
Maxine Waters Wants Appraisers Investigated On February 22, 2022, Maxine Waters sent a letter to HUD Secretary Marcia Fudge, TAF, ASC and AI regarding ongoing…

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Commercial Appraisal Reports: How Much Do They Cost?

Guest Author — Thu, 13 Oct 2022 12:30:25 +0000

Every business that owns a commercial property will require an appraisal. Commercial real estate transactions are the most common. Commercial real estate appraisals are necessary when acquiring or selling a commercial building. As with home appraisals, commercial property appraisals offer unbiased, third-party insight into their value. In contrast to residential properties such as single-family houses or condominiums, commercial appraisals estimate the value of stores, offices, hotels, apartment buildings, and the like. When you build, insure, tax, mortgage, or sell real estate, an appraisal is required. Besides helping secure a loan or ensure that you have enough insurance, it may also...

Tax Appeal Work & Appraisers Taxing the System - Tax Appeal The Department receives a number of appraisal complaints related to property tax assessment appeals…
Commercial Fees Taking a Hit, Revision Requests & C&R Fees Fee for commercial appraisals cut in half Metro West is an AMC entering the Virginia Commercial world. They are coming…
Commercial Appraisers Livelihood Threatened Commercial appraisers may want to open this link, and read it. Your livelihood is possibly threatened by the National Credit…

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Fannie’s ‘Equity’ Plan: The Drinking Game

Jeremy Bagott — Thu, 07 Jul 2022 12:30:07 +0000

What makes equity so invidious as a governing tenet is that it involves not just helping people of one racial or cultural group but it has the effect of knocking struggling members of disfavored groups out of the game. One type of parlor game relies on players’ ability to maintain their memory, logic and articulation – all while getting blotto. These alcohol-fueled “think and drink” games are highly challenging. Even Britain’s royal family engages in such diversions if Netflix’s “The Crown” is to be believed. The games have names like “Bizz Buzz,” “Ibble Dibble,” “Never Have I Ever” and “Roman...

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…
PAVE May Pave Over Appraisers The blame game against appraisers is continuing the fast and furious start, evidenced by the PAVE report. A synopsis is…
Top DEI Bosses Have a Problem - Diversity The ranks of the new DEI bosses at the financial institutions are no more diverse than the appraisers their institutions…

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A Push to Artificially Raise Property Values

Dave Towne — Thu, 26 May 2022 12:30:21 +0000

Now the effort is AGAIN to have ‘us’ artificially raise property values. But the push this times seems to be “only for certain people. A new press release from Class Valuation, one of the largest US based AMCs, scampered across my office threshold on 5/17/22. You can read it here in this link: Class Valuation Appoints EVP Of Valuation Modernization – NMP But if you don’t want to muddle your brain cells very much, here are the highlights: A new CV Executive Vice President has been hired to “focus on removing bias from the “equation” in appraisals.” I added the...

Sales Comparison Approach is Racist "...the modern appraisal industry perpetuates racial inequality through its continued use of the “sales comparison approach”... the sales comparison approach…
PAVE May Pave Over Appraisers The blame game against appraisers is continuing the fast and furious start, evidenced by the PAVE report. A synopsis is…
How to Destroy the Appraisal Profession Anytime the government gets involved in an issue, it tends to have more adverse effects than positive ones. It makes…

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Sales Comparison Approach is Racist

Dave Towne — Thu, 28 Apr 2022 12:30:37 +0000

“…the modern appraisal industry perpetuates racial inequality through its continued use of the “sales comparison approach”… the sales comparison approach persists as the dominant method of assessing home value… the sales comparison approach — the most used method for contemporary residential appraisals — perpetuates inequities through maintaining historical hierarchies and current racialized definitions of comparability…” Appraisers, here’s a YouTube video that you MUST view. This person’s, Dr. Elizabeth Korver-Glenn, PhD, work is one of the key reasons why there is so much chatter about racist appraisers in the US. Her discussion of her book ‘Race Brokers‘ begins at the 8:30...

Racial Bias: Redlining in the Modern Era ...are they behind this modern day redlining?... The broad definition of an algorithm according to Merriam Webster’s Dictionary is “a…
Is Race Baked into Big Data? Chicago appraiser and friend (even though she calls me “fancy pants”) writes a stellar explanation of what an appraiser actual…
Appraisers Don't Use Race Appraisers don’t use race... Race is NEVER considered during a valuation Last week in a congressional hearing on the future…

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PAVE May Pave Over Appraisers

Dave Towne — Fri, 01 Apr 2022 12:30:36 +0000

The blame game against appraisers is continuing the fast and furious start, evidenced by the PAVE report. A synopsis is in the link: PAVE task force delivers plan on appraisal bias – Lexology Key info from the PAVE report. “Relevant agencies have also committed to addressing potential bias in the use of technology-based valuation tools through a rulemaking related to automated valuation models (AVMs), including the addition of a nondiscrimination quality control standard in the proposed rule.” And, “In the coming months, the Task Force will assess: (i) the “expanded use of alternatives to traditional appraisals as a means of reducing...

Dazzled by Wizardry, Federal Mortgage Regulators… This rulemaking is one more sign that federal bureaucrats are all in on a whacky plan to use technical wizardry…
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…

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ASC Blaming Appraisers

Dave Towne — Tue, 25 Jan 2022 13:30:52 +0000

The Appraisal Subcommittee, because they were directed to do so, has produced a report, which frankly and explicitly lays the blame for low market values of homes in ‘communities of color’ directly at the feet of independent appraisers involved with mortgage lending. You will start seeing accusatory slanted media reports about this report. ABC news already has distributed it. A TV station in San Francisco has aired a story already. Yes, the report casually mentions actual facts that GOVERNMENT policies and procedures promulgated segregated and extraordinarily unfair housing issues in the US, from the 1930’s into the early 1960’s. The...

How to Destroy the Appraisal Profession Anytime the government gets involved in an issue, it tends to have more adverse effects than positive ones. It makes…
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…
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…

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USPAP Appraisal Reviews in 15 Minutes?

VaCAP Board — Wed, 04 Sep 2019 12:30:00 +0000

$15 USPAP Appraisal Reviews in 15 minutes? A VaCAP member shared with us something they read in an appraiser group on Facebook last week and expressed concern. We agree there is a reason to be concerned and want to alert our members to be cautious. We do not know if the source of this request is an amc or a lender, but either way, there is reason for concern. Here is what was shared: “I have been diligently looking for appraisers to complete to do our NEW USPAP reviews. These pay $15 per report and are completed in 10-15 minutes....

The New & Improved Fannie Mae “FRAUDULATOR 2.0” Originally known as Fannie Mae’s Collateral Underwriter (CU), and subsequently Collateral Underwriter 2.0 (CU-2)i this always dubious product of Fannie…
How to Destroy the Appraisal Profession Anytime the government gets involved in an issue, it tends to have more adverse effects than positive ones. It makes…
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…

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Is Race Baked into Big Data?

Jonathan Miller — Mon, 01 Jul 2019 12:30:11 +0000

Chicago appraiser and friend (even though she calls me “fancy pants”) writes a stellar explanation of what an appraiser actual does – and what one of the panel experts got completely wrong because he didn’t understand our role in the mortgage process: Greetings Congresswoman Waters, Chairman Clay, Ranking Member Duffy, Ranking Member Gooden, and the Members of the Housing Subcommittee: My name is Maureen Sweeney, and I am a real estate appraiser. I grew up in a real estate family and lived through the savings and loan crisis of the 1980’s, which had a profound impact on my life. I...

You Sign It, You Buy It Maureen Sweeney, my friend and appraiser colleague from Chicago (who knew where the name “Chicago” originated from that I learned…
Racial Bias: Redlining in the Modern Era ...are they behind this modern day redlining?... The broad definition of an algorithm according to Merriam Webster’s Dictionary is “a…
Appraisers Don't Use Race Appraisers don’t use race... Race is NEVER considered during a valuation Last week in a congressional hearing on the future…

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Returning to Requiring the Cost Approach

Dave Towne — Thu, 30 May 2019 12:30:23 +0000

…the Cost Approach is the most INACCURATE of the three current ‘Approaches’ we use… Appraisers, for the past few weeks, emails have been sent by a third party asking appraisers to complete a survey about the appraisal process and the current forms. I did so; you should also. But I wanted to expand on one aspect of the survey. Two separate questions, on different survey pages, related to the Cost Approach (CA). These questions wanted appraisers to state their opinion about 1) if the forms provide adequate detail to develop a CA, and 2) if it is or is not...

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.…
Desktop Appraisals: Has The Devil Infiltrated The… Are desktop appraisals with third-party inspectors protecting the public, or are these products about to destroy the very profession I…
The New & Improved Fannie Mae “FRAUDULATOR 2.0” Originally known as Fannie Mae’s Collateral Underwriter (CU), and subsequently Collateral Underwriter 2.0 (CU-2)i this always dubious product of Fannie…

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Adjustments: Now What?

George Dell — Thu, 15 Nov 2018 13:30:29 +0000

So, what are these methods and techniques? We’re told to “support” our adjustments. We hear words like “prove” your adjustments… as if there were some magic formula which can give an exact, correct, and absolutely true number. It used to be so easy… Our trainer gave us a sheet with the “right” adjustments. Simple. USPAP Standards Rule 1-1 says we must be aware of, understand, and correctly employ recognized methods and techniques. What are they? Who recognizes them? How do I apply them? So, what are these methods and techniques? Let’s look. In The Appraisal of Real Estate (ARE) p.46, it says: “Qualitative analysis techniques may also be...

Schizophrenic Adjustments Appraisers, I’ve written in the past about what I believe are strange ways to report adjustments in appraisals, and suggested…
Adjustments - Your Opinion Doesn’t Count Regulations state that appraisal adjustments cannot be based upon an appraiser’s opinion. According to federal and state law, adjustments must…
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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Bye-bye 1004MC, Hello Analysis

Rachel Massey, SRA — Fri, 17 Aug 2018 12:30:34 +0000

On July 31, 2018, at the Appraisal Institute Annual Conference, Fannie Mae announced the end of the 1004MC. News quickly spread among the appraisal blogosphere, and on August 7, 2018, the new Selling Guide showed that the 1004MC was no longer required. Rejoicing was heard throughout the land. Although the 1004MC is no longer required by Fannie Mae, the appraiser still needs to support their opinion of market trends, supply and demand, and marketing time. The exact verbiage found in the 8/7/18 updated Selling Guide is: The appraiser’s analysis of a property must take into consideration all factors that affect...

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…
Dear Representative, FNMA Has Gone Rogue! Dear representative, waiving/eliminating property appraisal for lending purposes is wanton recklessness. Fannie Mae’s decision to waive/eliminate property appraisal for lending…
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…

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Paint a Picture with Words

Rachel Massey, SRA — Mon, 02 Jul 2018 12:30:50 +0000

The reconciliation is precisely the place we want to avoid any boilerplate… A common complaint among couples is a lack of communication. “He should have known I wanted that bracelet for my birthday” “She should have known I wanted to have sushi for dinner” “She should be more considerate of my feelings”, etc. How are we supposed to know these things? Are we mind-readers? It would be much easier if we would somehow communicate our wishes with our partners, without having to come right out and say something, but at the same time, it takes away from the spontaneity of...

I Am Not "JUST" a Residential Appraiser I am not "JUST" a residential appraiser! There is no doubt that moving to obtaining a certified general appraisal license…
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…
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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Sales Comparison Approach - Appraisers Blogs

USPAP’s Typical Buyer Standard in the Fair Housing Era

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

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Recap of the 4th ASC Appraisal Bias Hearing

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Fannie Mae Filed a Complaint Against Me

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

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Census Data Used as Evidence for Bias

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FTX Bought Government’s Silence; Did Fintechs Buy Attacks on Appraisers?

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‘Preference Falsification’ – Why Licensees Parrot Notions They Know Are Untrue

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Commercial Appraisal Reports: How Much Do They Cost?

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Fannie’s ‘Equity’ Plan: The Drinking Game

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A Push to Artificially Raise Property Values

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Sales Comparison Approach is Racist

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PAVE May Pave Over Appraisers

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ASC Blaming Appraisers

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USPAP Appraisal Reviews in 15 Minutes?

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Is Race Baked into Big Data?

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Returning to Requiring the Cost Approach

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Adjustments: Now What?

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Bye-bye 1004MC, Hello Analysis

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Paint a Picture with Words

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