From The ValuVault: When Prices Rise but Comps Don’t
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From The ValuVault: When Prices Rise but Comps Don’t
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Charlie Johnson explains how appraisers handle rising prices when recent comps haven’t caught up.
– When closed sales lag current demand, appraisers apply time (market-conditions) adjustments based on trend analysis
– Paired sales (similar homes sold at different dates) help estimate appreciation between contract and closing dates
– Pendings/actives can support an upward trend, but carry less weight than closed comps
– Reports include extra commentary to reconcile “stale comps” with today’s market—documentation, not guesswork
– Agent intel matters: multiple offers, escalation clauses, concessions, and days-on-market help tell the pricing story
📌 Appraisers: Support time adjustments with measurable data (paired sales, MLS stats, market addenda) and explain the reconciliation.
📌 Agents/Sellers: Share offer counts, contract dates, concessions, and strong pendings up front—don’t make the appraiser chase it.
Fast market ≠ fuzzy math. Share the data and tell the story behind the price.
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