How do you use a residential room count adjustment, or have you?

Buyers have different tastes, and desires. Some prefer an extra room but smaller room sizes in the same SF, other may prefer more open rooms that their furniture will fit better in. As with anything, there are different opinions on how or why to adjust, and how do you really prove it. In the real world, for every matched pair analysis, if you keep digging for more comps, you can prove another outcome, as for time, motivation, location, 2nd LA, 4th bedroom, study, etc, etc, etc. Maybe the sale comp was skewed for as simple a reason as the seller wanted out. Not every sale in MLS is useable, and sometimes all the data may not be correct, or concession comments noted in MLS, etc. I asked some other local appraisers in my city, and found they do not use room count either, as the difference in the size is already adjusted in the SF size adjustment, otherwise, it could be argued that it is double dipping. Thank you Paul, and Matt, for your comments. I invite more comments on this subject!

Rosemary, in our market it seems most are counting bedrooms, living room(s), kitchen, formal dining, and any other room(s) other than closets. If a Realtor inputs the laundry room to be a seperate room, and you are using that data as a sale, then it is added as another room in the count. What is odd, is if the washer/dryer is in a closet then it is not, but some "seperate" laundry rooms aren't much bigger than a closet anyway. That is why I do not think the room count adjustment, in most casis, is a valid adjustment since the square footage adjustment would already be addressed. Thank you again for your view on it. I'm curious why some people in your community do not count the kitchen. ?