Baton Rouge Real Estate Appraisers

Archive for the ‘Low Appraisals’ Category

http://www.batonrougerealestateappraisers.net/ – Listen To Greater Baton Rouge Real Estate Today National Of Association Of Realtor Saturday Radio Shows and Archives

http://www.retradio.com/shows/

http://www.batonrougerealestateappraisers.net/ – NAR June 2009 Pending Numbers Could Be Excellent News For Baton Rouge Real Estate

The Louisiana Realtor E-News Digest is reporting some fantastic news about Pending Home Sales Rising Again.   The source of the news was the NAR (National Association of Realtors) and here’s a snippet of the news:

“Pending home sales show a sustained uptrend, rising for four consecutive months with very favorable housing affordability and a first-time buyer tax credit boosting activity, according to the National Association of REALTORS.

The Pending Home Sales Index, a forward-looking indicator based on contracts signed in May, increased 0.1 percent to 90.7 from an upwardly revised reading of 90.6 in April, and is 6.7 percent higher than May 2008 when it was 85.0. The last time there were four consecutive monthly gains was in October 2004.”

The link to the La Realtor E-News Digest is at http://www.larealtors.org/news/default.asp

This continues the trend toward positive news for the Greater Baton Rouge Housing Homes Market.

http://www.realestateappraisertips.info/ – HR 3044 18 Month Moratorium On HVCC WILL NOT Cure The “Low Appraisal” Disease Issue

I’m reading this morning from the Mortgage New Daily Email about “HR 3044: To Impose 18-month Moratorium on HVCC“. The reasons given for the moratorium are these below as directly quoted:

“In the period of time since its implementation, the HVCC has increased costs to consumers and decreased the quality of appraisals and has provided a level of uncertainty in an ailing housing market. Tens of thousands of consumers have already been robbed of their opportunity to enjoy historically low rates by Attorney General Andrew Cuomo’s rule.”

However, according to the media generated buzz, the outcry in the past 3 weeks hasn’t been so much been about HVCC but the media issue of “Low Appraisals”. Just look at these recent headlines:

Bloomberg: Home-Price Recovery May Be Undermined by Appraisals

Christian Science Monitor: Are low appraisals slowing US home sales?

CNN Money: Appraisers wrecking builder sales?

The Tennessean: Low appraisals nip real estate deals

Steamboat Pilot, CO: Appraisal rules wreck real estate deals

and my favorite of all:

Joe Weisenthal: The NAR’s Appalling Fight Against Honest Appraisals

Yes, it’s true that if the Appraisal Management Companies (AMC) are sending appraisers from 2 hours away to perform an appraisal on a home just because they must use appraisers from a rotating roster, an appraiser that doesn’t know the market in the subject’s neighborhood, then that’s a problem and could result in a “low appraisal”.

However, I like Ben Goheen’s response to the irresponsible comments NAR’s Chief Economist, Lawrence Yun, made this past week blaming appraisers for the lack of a housing recovery, and I quote:

“Mr. Yun is now insisting that appraisers ignore market conditions so houses can sell – isn’t that convenient?

Since every market is local, nobody can rightfully make generalizations about how foreclosures should or shouldn’t be used as comparables in an appraisal. They may be inconvenient, but they are real and often can’t just be ignored. As a Realtor you just have to be aware how they effect your market when writing an offer.”

An 18 Month Moratorium WILL NOT make the Fannie Mae 1004MC Addendum disappear – the 1004 MC is the chief determiner of housing “sub-market” direction and quantification. An 18 Month Moratorium WILL NOT keep appraisers from interpreting housing markets properly. An 18 Month Moratorium WILL NOT all of a sudden give appraisers a set of rose-colored glasses to view their local housing markets. An 18 Month Moratorium WILL NOT keep appraisers from applying “declining markets adjustments” when they are obviously evident and provable by a simple MLS chart. An 18 Month Moratorium WILL NOT keep appraisers from applying the mandated “listing-to-sales-price-ratio” to the 3 current listings they are now required to use in their reports. No, an 18 Month Moratorium WILL NOT keep appraisers from obiding by USPAP, lender guidelines, general appraiser liability issues and/or erase common sense. When an appraiser studies a housing “sub-market” and sees a chart like this below, the appraiser has to do what they have to do – apply declining markets adjustments if warranted.

Bill Cobb is a Louisiana State Certified Residential Appraiser operating as Accurate Valuations Group in the Greater Baton Rouge Market. Bill has 17 years experience as a residential appraiser and carries on the family appraisal career tradition as a third generation appraiser. To learn more about AVG, visit: http://www.batonrougerealestateappraisers.net/

http://www.batonrougerealestateappraisers.net/ – Are Low Appraisals Occurring In The Greater Baton Rouge Market?

There have been a flurry of recent articles regarding the “issue” of “LOW APPRAISALS”, so much so that we now have The Wall Street Journal, Bloomberg News and possibly the NAR (National Association Of Realtors) reporting on this issue.  

What is a “Low Appraisal”?   Are these really actually low appraisals or were the expectations by the homeowner AND LENDER for a refinance or by the Realtor AND LENDER for a purchase or sale just too unrealistic? 

Have there really been “declining markets” within the local market that would warrant a “declining markets” adjustment to the solds used?   What is a declining markets adjustment?  

What market factors assist the appraiser in determining if an appraisal should be “low” or not.  

Did you know that appraisers are now required to use 3 current comparable listings within their reports, adjusted to the current listing-to-sales price ratio of say, 95%?   What is a “listing-to-sales price ratio” and why are they now required in 2008 & 2009? 

What is the Fannie Mae 1004 MC Addendum and why is that form alone assisting to determine a “low appraisal”? 

What “Tools” are appraisers using today to determine market trends and market direction?  

Stay Tuned As Bill Cobb, Appraiser answers the many questions related to this issue. 

Bill Cobb is a Louisiana State Certified Residential Appraiser operating as Accurate Valuations Group in the Greater Baton Rouge Market. Bill has 17 years experience as a residential appraiser and carries on the family appraisal career tradition as a third generation appraiser. To learn more about AVG, visit: http://www.batonrougerealestateappraisal.com/