You can show those homes to whomever you want but there’s still going to be an appraisal and someone like me is either going to appraise it or (just as likely) review it.
The difference here ISN’T primarily in the 500SF size differential for the one house. Did you even look at the photos of that property to compare it to our original? Our property has 8ft ceilings and your “comp” appears to have 10ft ceilings. The interior is markedly nicer and the home is obviously of superior quality construction. I can see that just in the listings. The homes in this neighborhood are all larger, too.
If you run the sales from 01/2007 – 04/2007 for this neighborhood vs. our neighborhood you’ll find much higher pricing trends. Those trends hold up as far back as you’d care to look. That right there tells me that this neighborhood has significantly more appeal in the market.
This property simply isn’t a comp. It is not among the most similar sales, regardless of its bedroom count.
Something else: the data from this neoghborhood doesn’t conclusively support price differentials based on bedroom count. That’s pretty typical for the region. Overall size and quality tend to be bigger factors than bedroom count.
BTW, did you bother to track the trends that are being demonstrated in that neighborhood? Compare the sales from earlier this year to now. From what I’m seeing they demonstrate a declining market trend. That doesn’t support your theory that the more dated sales from our neighborhood (which are more similar) are irrelevant.
You’ve been ducking my “show me the increasing market” challenge that would make the most recent sales in the subject’s neighborhood irrelevant. Would you care to explain that?
Let’s see what your other pending does. It’s also located in a demonstrably superior appeal neighborhood, but at least the homes in that neighborhood are more similar in size to our neighborhood.
