I once used a sale that was 72 miles away from the subject, which was a very large, very luxurious, timber-built home on waterfront. The closest sale was 15 miles away. Never got any pushback on my comparables or the report!

You, the appraiser decides your scope of work based on the problem. If your appraising a spec home in a development with primarily similar spec homes, your sales should likely come from the same development and be within that half to one-mile radius. If your appraising Mr. Gates house, your sales might come from another city and possibly even another state!

The only thing you are charged with is SUPPORTING your decisions!

For 20 plus years I never paid any attention to this guideline. I do just what you have stated. I am a rural appraiser so that 1 mile guideline as we say “that dog won’t hunt”.

It is the distinct privilege that the appraiser and the appraiser alone get to make, the scope of work, neighborhood boundaries and comparable selection. It’s the appraiser and the appraiser alone that gets to do this. Not the LO, buyers, sellers or UW.

They base it on the census track blocks that appraiser’s are not allowed to use, but are used against us in an attempt to paint the narrative about appraiser’s supposed racial bias, while they are actually using this information to provide to the UW (through their collateral UW system) a location adjustment labeled CBG adjustment. CBG means Census Block Adjustment. if you have an underwriter friends, ask about it. One confirmed and other either denied knowing about or, simply didn’t answer when asked.

Exactly !!!!!!!!!!!