Christine Kankowski North SD and Temecula, Excellent Sales and Property Management (House Match Inc)

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Rainmaker
1,211,254
Ryan Huggins - Thousand Oaks, CA
www.HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

VA appraisals can be a pain, but even regular ones are too if you get some appraiser with a chip on their shoulder or an axe to grind.  A range wouldn't solve anything, as Annette Lawrence , Palm Harbor, FL 727-420-4041 said.  They'd just make the top of the range the same as what they would have come in at anyways.

 

Just like range pricing on a home, no one is going to offer more than the lower number.

Mar 16, 2018 08:58 AM
Rainmaker
249,249
Lesley Wilson-VanGoethem
Innovative Realty Solutions Group - Winter Springs, FL
Residential Real Estate Broker Associate


VA is tough as their guidelines must include a distressed sale. which automatically lower than other forms of finance..
Would rather see that rule changed

Mar 16, 2018 09:10 AM
Ambassador
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Fred Griffin presently on Leave of Absence
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

         Realtors do price ranges (on CMAs); appraisers almost always pin it to a specific dollar amount (opinion of value).   Challenge it, using other comps.

Mar 16, 2018 08:27 AM
Rainmaker
3,168,586
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

It isan opinion based upon interpretation of the facts. The process to dispute the result needs to be fixed.

Mar 16, 2018 08:27 AM
Rainmaker
680,694
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

No, I do not. There's too much potential for wrong there! Just give us a value and hopefully we hit it.
PS. If it's VA, why aren't they invoking Tidewater before they bring in a low appraisal?

Mar 16, 2018 08:57 AM
Rainmaker
2,764,121
Kathleen Daniels
KD Realty - 408.972.1822 - San Jose, CA
San Jose Homes for Sale-Probate & Trust Specialist

My sense is that IF there were a range ... the lenders would go with the low end of the range and it will not end up serving any real purpose. 

Mar 16, 2018 08:42 AM
Rainmaker
5,264,641
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

Wishful thinking.

Mar 16, 2018 11:36 AM
Rainmaker
2,424,479
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

It makes sense if for only this reason: They are only good for the certain time they were done it but we all know Real Estate doesn't stand still. A spread would allow some flexiblity and more staying power besides the moment

Mar 16, 2018 10:23 AM
Rainmaker
4,870,279
Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
Marketing Agent for The Todaro Team

5% is a very large variable.... appraising in not an exact science .... there IS opinion involved....but I'd rather see a 3% variable in price range from one appraiser to another....

Mar 16, 2018 10:17 AM
Rainmaker
3,241,794
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

An interesting question. 

Mar 16, 2018 09:16 AM
Rainmaker
2,896,269
Richard Weeks
Dallas, TX
REALTOR®, Broker

Lenders won't go for that.

Mar 16, 2018 08:40 AM
Rainmaker
743,812
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

I don't think a range would solve anything.

The top end would be identical to what is currently in practice.

Agents need to protect seller by removing VA  appraisals (and the bank) out of the negations. Even more important, the agent needs to PROTECT their sellers for the enduring appraisal from FHA. 

DO not allow your seller to be HARMED by the finance choices of the buyer.

OF course if the agent is working with the buyer, the agent may welcome the price beat-down.

My take is FHA, VA place their buyers at a real competive disadvantage. That means the prime target house to purchase is the flipper.

PS: As I think about this more, I see an even worse situation being created. That is 'What will be done with the low number?"  I suspect the banks will love that number even more.  And should it coincide with the random number from the evil empire, the poor buyer will be impaled by a tapered shaft wrapped by in inclined spherical plane.

Mar 16, 2018 08:18 AM
Rainmaker
1,037,744
Dave Martin (703) 585-4687
Fairfax Realty - Fairfax, VA
Making Realty Dreams a Reality #WeWillGetYouHome

I'm not sure I understand an appraisal is suppose to state the value the bank will consider that property for loan purposes... a range wouldn't provide that and still it would have a max...presumably that max is what the appraisal represents now. 

A change I would like to see would be that the Appraisers do NOT receive a copy of the contract

Mar 20, 2018 04:56 PM
Rainmaker
4,021,652
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

I believe if you had two appraisers in the same property you WOULD have a range, but that isn't how they do it, unfortunately.

Mar 19, 2018 02:55 PM
Rainmaker
3,977,611
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

A noval idea, but I know the banks would argue the prices

Mar 17, 2018 08:12 PM
Rainmaker
3,049,971
Tony and Suzanne Marriott, Associate Brokers
BVO Luxury Group @ Keller Williams Arizona Realty - Scottsdale, AZ
Serving Scottsdale, Phoenix and Maricopa County AZ

In a word - no.

Mar 17, 2018 05:47 AM
Rainmaker
4,796,551
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

This would be an interesting concept.

Mar 17, 2018 05:28 AM
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Paul S. Henderson, REALTOR®, CRS
RE/MAX Northwest. - Tacoma, WA
Tacoma Washington Agent/Broker & Market Authority!

I like a range idea!

Mar 16, 2018 09:14 PM
Rainmaker
651,705
John Juarez
The Medford Real Estate Team - Fremont, CA
ePRO, SRES, GRI, PMN

My opinion relative to appraisals does not carry any weight with lenders.

Mar 16, 2018 08:38 PM
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Bob Crane
Woodland Management Service / Woodland Real Estate, Keller Williams Fox Cities - Stevens Point, WI
Forestland Experts! 715-204-9671

Nice to avoid govt loan programs when possible.

Mar 16, 2018 08:09 PM
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Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Christine Kankowski North SD and Temecula - VA appraisals are a challenge for sure.

Good luck.

Mar 16, 2018 07:31 PM
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Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

It all depends on the appraisers viewpoint, AMC and underwriter.  It can swing in both directions.

Mar 16, 2018 07:28 PM
Rainmaker
1,477,956
Inna Ivchenko
Barcode Properties - Encino, CA
Realtor® • Green • GRI • HAFA • PSC Calabasas CA

Well, this Q reminds me sites that tell: the offer will be accepted in this price range (...), I just see the lowest number.

Mar 16, 2018 01:08 PM
Rainmaker
2,975,695
Nina Hollander
Coldwell Banker Residential Brokerage - Charlotte, NC
Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor

Absolutely so long as lenders and buyers are fine if the sale price falls in the range... when we price houses we know there is no one perfect price... we also price on a range.

Mar 16, 2018 11:39 AM
Rainmaker
984,759
Sam Shueh
(408) 425-1601 - San Jose, CA
mba, cdpe, reopro, pe

quick sale. 90-120 day sale 120-180 days sale ....

In our area most are sold first weekend and the lenders want 90-120 sale value.

Mar 16, 2018 11:32 AM
Rainmaker
729,915
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

It's a matter of interpretation, and many other factors. I've had a VA appraisal come in 15,000.00 above contract amount. Pecentages can be manipulated, so can't really go by that. Any many time, the appraiser is correct on their value, and the agents are wrong. I constantly see listing riders that say "Reduced", New Lower Price", " Improved Price" because agents thought the property was worth more than it actually was.

Mar 16, 2018 11:11 AM
Rainer
235,632
Libby Cousins
Extraordinary Processing - Spokane, WA
Contract Mortgage Processor, licensed in WA

It is an interesting proposition, but lenders would always take the low end so the result would likely not be as intended. 

Mar 16, 2018 10:36 AM
Rainmaker
350,792
Susie Kay
Ultima Real Estate - Plano, TX
North Dallas Specialist

Appraisal is an opinion of value and between one appraiser to another on the same property at the same time can differ.  With VA and their strict rule is little tough. So sorry. I've had that back when the market was slow nationwide but it wasn't that slow in certain area in Dallas.  Both the lender and the appraiser couldn't care less.  

Mar 16, 2018 10:20 AM
Rainmaker
4,314,671
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

I agree with Annette Lawrence , Palm Harbor, FL 727-420-4041 and everyone else who agreed with her,  A

Mar 16, 2018 09:47 AM