http://www.tncresappraisals.com/blog daily 0.75 2026-02-10 http://www.tncresappraisals.com/blog/2026/3/30/hidden-egg-spenses-pre-listing-maintenance-tips monthly 0.5 2026-03-30 http://www.tncresappraisals.com/blog/2026/3/16/is-there-a-pot-of-gold-in-green-homes-what-appraisals-really-show monthly 0.5 2026-03-16 http://www.tncresappraisals.com/blog/2026/2/23/the-unofficial-top-reasons-appraisers-have-the-best-and-weirdest-job monthly 0.5 2026-03-09 http://www.tncresappraisals.com/blog/2026/3/9/pittsburgh-housing-in-2025-affordable-doesnt-mean-effortless monthly 0.5 2026-02-23 http://www.tncresappraisals.com/blog/2026/2/9/love-at-first-value-a-valentines-guide-to-selling-your-home-with-appraisal-in-mind- monthly 0.5 2026-02-09 http://www.tncresappraisals.com/blog/2026/1/27/how-much-does-a-divorce-appraisal-cost monthly 0.5 2026-01-27 http://www.tncresappraisals.com/blog/2024/12/9/appraisal-waivers-arent-the-win-buyers-think-they-are monthly 0.5 2025-03-10 http://www.tncresappraisals.com/blog/2025/2/24/icicles-a-winter-warning-you-shouldnt-ignoreeven-as-spring-approaches monthly 0.5 2025-03-03 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/23b5c4fa-be72-4395-9a89-761a193431c2/icicle.JPG Appraiser Blog - Icicles: A Winter Warning You Shouldn’t Ignore—Even as Spring Approaches - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2024/10/21/low-appraisal-no-problem-rovs-to-the-rescue monthly 0.5 2024-10-21 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1d78eedd-57a1-491e-8971-b28adc2c135a/ROV+image.JPG Appraiser Blog - Low Appraisal? No Problem! ROVs to the Rescue - Make it stand out Click on the image to go straight to the source from the CFPB http://www.tncresappraisals.com/blog/2024/7/29/class-action-lawsuit-shakes-up-real-estate-practices monthly 0.5 2024-07-29 http://www.tncresappraisals.com/blog/2024/2/26/understanding-the-tax-appeal-process-in-westmoreland-county-pa monthly 0.5 2024-02-26 http://www.tncresappraisals.com/blog/2023/7/14/knob-amp-tube-wiring monthly 0.5 2023-12-04 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/42b657b6-966f-4bf6-9397-d229e1851a6a/knob+and+tube.jpg Appraiser Blog - Decoding Knob and Tube Wiring: How It Impacts Your Home's Value - Make it stand out Example of Knob and Tube Wiring http://www.tncresappraisals.com/blog/2023/11/6/demystifying-square-footage-discrepancies-in-real-estate-what-you-need-to-know monthly 0.5 2023-11-06 http://www.tncresappraisals.com/blog/2023/10/23/does-an-appraisal-have-an-expiration-date monthly 0.5 2023-10-23 http://www.tncresappraisals.com/blog/2022/8/15/benefits-of-knowing-the-value-of-your-home monthly 0.5 2023-08-14 http://www.tncresappraisals.com/blog/2023/4/10/expert-witness monthly 0.5 2023-08-07 http://www.tncresappraisals.com/blog/2023/7/29/2-time-gold-winner-in-the-best-of-westmoreland monthly 0.5 2023-07-31 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/080afd93-c11e-43c3-908c-63f390457b35/2+Year+Badges.JPG Appraiser Blog - 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Clean and Green- From the appraiser's point of view - Make it stand out https://www.agriculture.pa.gov/plants_land_water/farmland/clean/pages/default.aspxPA Clean & Green Program http://www.tncresappraisals.com/blog/2019/12/23/can-land-be-worthless-or-worse monthly 0.5 2023-04-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577109669663-82AFPFFREFDW9DXH2NFI/744763_web1_HotelBelvedereHistoricalB.jpg Appraiser Blog - Can land be worthless, or worse? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577110533245-VANH6B5Z1R3LKULPDHQ0/2.jpg Appraiser Blog - Can land be worthless, or worse? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577110535738-FPY7R9JTYWYRYYY5K9I0/9.jpg Appraiser Blog - Can land be worthless, or worse? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577110551410-TEO69RGKPVMY22DPGT3S/8-1.jpg Appraiser Blog - Can land be worthless, or worse? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577110564282-XUVOELOMQB1I3ZZ46JUI/10.jpg Appraiser Blog - Can land be worthless, or worse? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577111360222-TFT7F4DQIQNA5GXLC0GF/1+%281%29.jpg Appraiser Blog - Can land be worthless, or worse? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577111641537-YFRF5WWVJDYWUKGCWN12/1452082_web1_vnd-belvederehotel7-072519.jpg Appraiser Blog - Can land be worthless, or worse? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577716882369-YSMDI2YI7ZNOX4NQCASN/IMG_0898.jpg Appraiser Blog - Can land be worthless, or worse? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1577716880092-W4TFH76JM9XM82Z9Z2JO/IMG_0899.jpg Appraiser Blog - Can land be worthless, or worse? http://www.tncresappraisals.com/blog/2019/12/13/where-do-you-want-3rd-degree-burns monthly 0.5 2023-04-17 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1576264503636-EDESGFJMLQ9B11VZ4COB/prv%2Bext.jpg Appraiser Blog - Where do you want 3rd degree burns? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1576266229821-3PEBXRHGGRQ6HVWM6YYC/hotchart.png Appraiser Blog - Where do you want 3rd degree burns? http://www.tncresappraisals.com/blog/2023/4/10/great-news-no-need-for-an-appraisal-or-is-it-really monthly 0.5 2023-04-11 http://www.tncresappraisals.com/blog/2019/12/13/who-are-reverse-mortgages-for monthly 0.5 2023-04-03 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1576270834185-AUG0GUBY55NHLZHPUHL0/reverse-mortgage.jpg Appraiser Blog - Who are reverse mortgages for? http://www.tncresappraisals.com/blog/2022/10/2/manufactured-homes-that-have-been-moved monthly 0.5 2023-03-27 http://www.tncresappraisals.com/blog/2023/3/20/spring-cleaning-that-can-add-value monthly 0.5 2023-03-20 http://www.tncresappraisals.com/blog/2023/2/27/are-you-housing-a-silent-killer monthly 0.5 2023-03-13 http://www.tncresappraisals.com/blog/2023/3/6/murrysville-market-year-2022-in-review monthly 0.5 2023-03-06 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/719f9de6-3df6-4972-95fe-a62d4ae13937/Picture1.png Appraiser Blog - Murrysville 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/44a95b63-987a-4f49-8c99-80596c0a5c48/Picture2.png Appraiser Blog - Murrysville 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/328d7e0a-240b-4e27-bbdd-71e6a38311eb/Picture3.png Appraiser Blog - Murrysville 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/bb41a0b1-ce50-41cf-b00d-62d2c571ace5/Picture4.png Appraiser Blog - Murrysville 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/95910ac5-231f-49b0-8a38-c76ab1767efe/Picture5.png Appraiser Blog - Murrysville 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1093261f-94da-4274-9f17-db74146aec0f/Picture6.png Appraiser Blog - Murrysville 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/3d87539e-a780-43a9-8e9d-b47796a2c8e0/Picture8.png Appraiser Blog - Murrysville 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/6e241541-a186-4aa2-a94a-399e994a4371/Picture9.png Appraiser Blog - Murrysville 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2023/2/27/greensburg-2022-market-in-review monthly 0.5 2023-02-27 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/a6cc0306-985e-40fa-b010-f4174cbec21e/Picture1.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/a2cb76a3-e20e-48b8-be06-9e87b85847c8/Picture2.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/450528ca-48ac-44dd-84cf-438e17af06b5/Picture3.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/52c483a1-01dc-40ad-a334-54b5e041d700/Picture4.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/639d65b0-9de3-451f-a3ba-331ad7023c90/Picture5.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/c961e67e-d980-4232-bc3c-232d6d3f4689/Picture6.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/cc4c34dd-78c0-4d30-ae7f-8afd6d4da0e2/Picture7.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/30142f28-6e0b-43f9-a7fb-7feccf02e132/Picture8.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/4e638557-2ab1-4177-bb2b-8b4873d4936b/Picture9.png Appraiser Blog - Greensburg 2022 Market in Review - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2023/2/20/what-makes-a-room-a-bedroom monthly 0.5 2023-02-20 http://www.tncresappraisals.com/blog/2023/2/13/for-better-or-for-worse-fnme-vs-gpar monthly 0.5 2023-02-13 http://www.tncresappraisals.com/blog/2023/1/8/neighborhoodvsmarketarea monthly 0.5 2023-02-06 http://www.tncresappraisals.com/blog/2023/1/8/appraisal-racial-bias-part-3 monthly 0.5 2023-01-30 http://www.tncresappraisals.com/blog/2023/1/9/appraisal-racial-bias-part-2 monthly 0.5 2023-01-23 http://www.tncresappraisals.com/blog/2023/1/14/appraisal-racial-bias-pardon-our-interruption monthly 0.5 2023-01-16 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/8f4b458e-b4f1-46d2-932d-a7584feee1e8/cfpb.JPG Appraiser Blog - Appraisal Racial Bias.... Pardon our Interruption - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2019/9/24/blogs-by-topic-gty79 monthly 0.5 2023-02-05 http://www.tncresappraisals.com/blog/2023/1/8/appraisal-bias-part-1-celhg monthly 0.5 2023-01-09 http://www.tncresappraisals.com/blog/2022/12/19/fannie-mae-expanded-eligibility-for-single-wide-trailers monthly 0.5 2022-12-19 http://www.tncresappraisals.com/blog/2022/11/7/how-to-remove-pmi monthly 0.5 2022-12-12 http://www.tncresappraisals.com/blog/2022/10/21/a-most-embarrassing-experience monthly 0.5 2022-11-28 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/4eec2a88-fdf8-42a1-bd79-64550b44e298/funny+emoji.JPG Appraiser Blog - A Most Embarrassing Experience - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/11/21/a-different-kind-of-value monthly 0.5 2022-11-21 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/e61c3e0e-d3f6-4a24-b5fa-ef9885856e0b/Happy+thanksgiving.JPG Appraiser Blog - A Different Kind of Value - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/11/14/rear-view-mirror-or-crystal-ball monthly 0.5 2022-11-14 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/66d77acc-da37-4db4-bcde-7e24beee8282/slam+on+brakes.JPG Appraiser Blog - Rear View Mirror or Crystal Ball? - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/10/14/lead-based-paint-cant-be-that-bad-or-can-it monthly 0.5 2022-11-07 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/de566814-6ac4-4eb0-8f87-930f6f4dfc4b/lead+baed+paint+2.JPG Appraiser Blog - Lead Based Paint Can't Be THAT Bad... or Can It? - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/10/30/we-are-expanding-again monthly 0.5 2022-10-30 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/8fcbfb6e-3776-47ec-9ad7-126759e8d57b/meagan+3.JPG Appraiser Blog - We are expanding again! http://www.tncresappraisals.com/blog/2022/10/24/how-will-increasing-mortgage-rates-affect-you-and-your-investment monthly 0.5 2022-10-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/d21308a2-5f1c-4bdc-80ea-4011405f9cb5/mtg+rates+10-21-22.JPG Appraiser Blog - How will increasing mortgage rates affect you and your investment? - Make it stand out Image taken from bankrate.com http://www.tncresappraisals.com/blog/2022/9/19/what-does-an-appraiser-look-for monthly 0.5 2022-10-17 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/87c3a9a2-0cff-457d-a0cd-6da3887c6d1d/magnify+glass+with+house.JPG Appraiser Blog - What Does An Appraiser Look For? - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/10/6/times-are-a-changin monthly 0.5 2022-10-10 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/cf1fdf21-4ecb-4422-bede-471e3010b22e/Supply+in+past+3+years.JPG Appraiser Blog - Times Are A-Changin' - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/10/3/fha-and-storage-tanks monthly 0.5 2022-10-03 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/075024f2-063c-4b80-9f87-e725f489d648/sheetz+in+greensburg.JPG Appraiser Blog - FHA and Storage Tanks - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/9/18/when-should-i-get-an-appraisal monthly 0.5 2022-09-26 http://www.tncresappraisals.com/blog/2022/8/28/another-electric-recall monthly 0.5 2022-09-19 http://www.tncresappraisals.com/blog/2022/8/15/modular-vs-doublewide monthly 0.5 2022-09-12 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/5be34c29-f8eb-49e0-9b00-fd9315826379/doublewide.JPG Appraiser Blog - Modular vs Manufactured-There IS a Distinction - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/4accdf32-0e66-4967-9194-c298ccee42b9/modular+vs+manufactured.JPG Appraiser Blog - Modular vs Manufactured-There IS a Distinction - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/8/24/are-solar-panels-worth-the-investment monthly 0.5 2022-08-29 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/57ea64ad-bb97-41c3-9cf5-c958c69e878e/solar+panels.jpg Appraiser Blog - Just The Facts Ma'am - Make it stand out Click on the image to find more general information on solar panels. http://www.tncresappraisals.com/blog/2022/8/22/one-upon-a-time-a-housing-fairy-tale monthly 0.5 2022-08-22 http://www.tncresappraisals.com/blog/2022/8/15/why-you-should-not-rely-on-your-zestimate monthly 0.5 2022-08-15 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/b3dda371-ca4f-4a0f-acee-124a33da6dc6/zestimate+accuracies.JPG Appraiser Blog - Why You Should Not Rely on Your Zestimate - Make it stand out Click here to read an article on the accuracy of online estimates http://www.tncresappraisals.com/blog/2022/8/8/but-i-paid-for-the-appraisal monthly 0.5 2022-08-08 http://www.tncresappraisals.com/blog/2022/8/3/best-real-estate-appraisal-office-in-westmoreland-county-2022 monthly 0.5 2023-01-14 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/484358a7-b89a-4396-a5a4-0f5252d56ade/gold+badge.png Appraiser Blog - The Best Real Estate Appraisal Office in Westmoreland County 2022 - Make it stand out Whatever it is, the way you tell your story online can make all the difference. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/55d361a9-dd18-4415-b629-b198d4b48f32/house+thank+you.JPG Appraiser Blog - The Best Real Estate Appraisal Office in Westmoreland County 2022 - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/8/1/our-team-has-expanded monthly 0.5 2022-08-01 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/027a11de-3ddf-44ad-b10a-9c82c46fdcdd/chris+with+ninja.jpg Appraiser Blog - Our Team Has Expanded - Make it stand out Ninja assisting our newest team member, Christopher Ronallo http://www.tncresappraisals.com/blog/2022/7/25/let-the-nurse-take-your-temperature monthly 0.5 2022-07-25 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/288de12b-402b-4880-ab61-a89df65f7b79/PA+State+Image.JPG Appraiser Blog - Let The Nurse Take Your Temperature - Make it stand out PA Real Estate Appraiser Requirements http://www.tncresappraisals.com/blog/2022/7/18/observe-or-inspect monthly 0.5 2022-07-18 http://www.tncresappraisals.com/blog/2022/7/11/some-lighthearted-humor-at-my-own-expense monthly 0.5 2022-07-11 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/a4451f16-b749-452a-9523-18e90a65455e/funny+emoji.JPG Appraiser Blog - Some Lighthearted Humor- At My Own Expense - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/7/5/what-is-appraiser-blacklisting monthly 0.5 2022-07-05 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/0f88da96-81b4-400f-98c5-1c8fe2cd9ced/Do+not+use.JPG Appraiser Blog - What is Appraiser Blacklisting? - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/6/20/price-per-square-foot-is-not-an-indicator-of-value monthly 0.5 2022-06-20 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1fd4e846-5502-4f0e-be9a-2cc30db58def/Price+per+sf.JPG Appraiser Blog - Price per Square Foot Is not an Indicator of Value - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/6/13/do-you-know-the-size-of-your-home monthly 0.5 2022-06-13 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/fdbb1fc9-0608-404e-8f42-636213ebbc6f/home+measure.JPG Appraiser Blog - Do you know the size of your home? - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/6/6/experience-matters monthly 0.5 2022-06-06 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/8c6371a1-558c-446c-9a9d-5899cbec9b19/Experience.JPG Appraiser Blog - Experience Matters - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2022/5/23/murrysville-2022-quarter-1 monthly 0.5 2022-05-23 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/808ba6ac-6760-476b-ad0d-84488c539a0c/2022+qtr+1+stats.JPG Appraiser Blog - Murrysville 2022 Quarter 1 - Make it stand out 2022 Quarter 1 Sales https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/5eaa1cc0-5a26-4b04-8afe-1ebc6f075c3d/qtr+1+2021.JPG Appraiser Blog - Murrysville 2022 Quarter 1 - Make it stand out 2021 Quarter 1 Sales http://www.tncresappraisals.com/blog/2022/5/9/murrysville-year-2021-in-review monthly 0.5 2022-05-09 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/f805bb5b-9fc3-44a9-ad3b-9b0d7f7b2cc8/Year+2021.JPG Appraiser Blog - Murrysville Year 2021 in Review - Make it stand out Murrysville Year 2021 Real Estate Sales Statistics https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/013b71d8-6f00-47de-80b1-8b6e0cd8e737/qtr+1+2021.JPG Appraiser Blog - Murrysville Year 2021 in Review - Make it stand out Murrysville, 2021 Qtr 1 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/8c020b1d-3112-43e4-839e-c57c2f8b12db/qtr+2+2021.JPG Appraiser Blog - Murrysville Year 2021 in Review - Make it stand out Murrysville, 2021 Qtr 2 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/3f61b7f8-eeb4-4f99-8df4-0a12347b4af8/qtr+3+2021.JPG Appraiser Blog - Murrysville Year 2021 in Review - Make it stand out Murrysville, 2021 Qtr 3 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/51d29bea-784a-4ddb-bda4-95c301eae108/qtr+4+2021.JPG Appraiser Blog - Murrysville Year 2021 in Review - Make it stand out Murrysville, 2021 Qtr 4 http://www.tncresappraisals.com/blog/2022/5/1/ill-tell-you-what-i-want-what-i-really-really-want monthly 0.5 2022-05-02 http://www.tncresappraisals.com/blog/2022/4/25/fhavausda-common-repairs monthly 0.5 2022-04-25 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/9e5c4759-178a-4a4d-ac1c-049275ad0c13/railing.JPG Appraiser Blog - FHA/VA/USDA Common Repairs - Make it stand out Whatever it is, the way you tell your story online can make all the difference. http://www.tncresappraisals.com/blog/2019/8/18/what-slows-down-the-appraisal-process monthly 0.5 2020-03-30 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566138787489-RUQWV5Q8G8Z8RZC5WNZM/amc-slows-appraisal-process.jpg Appraiser Blog - What slows down the appraisal process? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566170627022-E9T36H1R4JMXNCBOG20I/Fast-Good-or-Cheap.jpeg Appraiser Blog - What slows down the appraisal process? http://www.tncresappraisals.com/blog/2019/8/18/editing-and-proof-reading monthly 0.5 2020-03-16 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566139447660-A1CAH38WYYQBHK07RIZ9/6c099f189d4e475e582d98b6c68b5b149ee39025.jpg Appraiser Blog - "Editing" and Proof Reading https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566139741756-37NXE734TR455OSDN3Z0/Expires.PNG Appraiser Blog - "Editing" and Proof Reading These are the expired and withdrawn listings in the last 3 years that were accidentally placed outside of the state of PA (our MLS coverage area). 529 listings placed in error. This may not be the only reason they didn’t sell, but anyone who did a geographical search for the actual areas these homes are in would have never known that these houses came on the market. If you’re wondering why 55 are all located in the same place in Kansas, there is a fun story about hate mail about that: https://splinternews.com/how-an-internet-mapping-glitch-turned-a-random-kansas-f-1793856052 There are currently 23 active listings outside of the state of PA. I’m sure the sellers would be thrilled. Though, that property in Washington County, just outside of Manchester England does has a certain appeal… https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566323499923-UIS65OTLPLQQOBE23Q70/Capture.jpg Appraiser Blog - "Editing" and Proof Reading This is another instance - however, while the agent placed the property geographically correctly, they have listed the home in the wrong market area, instead of Washington Twp, this is placed in Murrysville. Individuals looking for properties in the Kiski Area School District may exclude this property by accident - and likewise - those looking for properties in the Franklin Regional School District which services 100% of Murrysville will also skip this property. The marketability difference of these school districts is the subject of another blog post. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566142317602-8KNVH4EPKR5VSJPPPIAU/Inked124+summit_LI.jpg Appraiser Blog - "Editing" and Proof Reading This property has a bedroom on the first floor, with the only (tiny) stairway to the second floor, which is a small cape cod style room that could be used as a captive bedroom. However, this listing says 3, with the possibility of up to 5… Dividing the upstairs room into two bedrooms would result in 2 rooms, a captive bedroom and a captive, captive bedroom. The other space upstairs that is mentioned is a TINY unfinished attic space with bare timbers. Finishing this would result in a closet sized space, which if we followed the listings advice would be a captive, captive, captive bedroom. Finally, the possible lower level bedroom that is claimed, is unfinished, damp basement space, with solid glass block windows… the perfect place to keep someone… captive. http://www.tncresappraisals.com/blog/2019/8/18/market-data-analysis-weird-influences monthly 0.5 2020-03-02 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566144616243-B87IW1UW18L17146O48T/IMG_9138.JPG Appraiser Blog - Market Data Analysis: Weird Influences This home is 20 minutes from our office. No problems… right? One of the most difficult things to determine the impact on marketability of is odd influences. The home above looks like a typical home in much of the greater Pittsburgh area - an older structure, with need of some repairs and a sloped yard. That’s relatively easy to find comparables for. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566144994353-PJVRYEVTH6VOQACE2ZPI/IMG_9137.JPG Appraiser Blog - Market Data Analysis: Weird Influences Ok, now we have an issue. Those are high tension power lines very close to the right side of the home. We’re going to need to determine the influence on value of that, but that’s not the only home in the area with that influence… this will be fine. We can take homes that are built near power lines and similar homes that are not and compare the market reaction to determine the impact (paired sales analysis). https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566145423749-M8V4SQ05EEW3H8EQFGVE/IMG_9143.jpg Appraiser Blog - Market Data Analysis: Weird Influences Wait…. they built the house between high tension powerlines, not next to. Now we have extra questions that we have to answer, 1) Can this structure legally be rebuilt if destroyed? 2) Do you get super powers if you live there long enough? 3) We would need to call real estate professionals for their opinion of what impact this could have (ie. What percent of the buyer pool would never consider this home? Of those remaining, what kind of discount would they expect?) We’re also very likely looking at a cash buyer only, as no lender would want to write a note on this. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566145659360-QC6N8UEXQAJJIYE7TYGF/IMG_9143.jpg Appraiser Blog - Market Data Analysis: Weird Influences It’s also built next to an overpass? Ok… again we can extract that from other sales, however, now we have multiple external influences that are interacting with each other. Do they compound, and create an negative influence higher than their sum… or is there a limit at which the negative appeal levels out. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566145932178-JRFME0AV0U39BJU09A8J/IMG_9143.JPG Appraiser Blog - Market Data Analysis: Weird Influences OK… Again, not the only house in the area across from a storage facility, but all at once. I think we have a one of a kind. NOTE: Lenders don’t like “one of a kind.” https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1566145993631-3FI0OGXH82CF2I7J3HNE/IMG_9142.JPG Appraiser Blog - Market Data Analysis: Weird Influences The view across the street… a substation and another overpass (easy to miss through all the transmission lines). When a home has an odd influence on value, there are ways to extract the impact on value - paired sales and depreciated cost approach being most common. However, when these elements begin to “interact” or stack up in a single property or when data is sparse an appraiser may need to rely on the “survey method” and discuss the influence with market participants (brokers, agents, appraisers) to get expert opinions to base their judgement on. Town and Country has a list of brokers and agents with decades of experience that we call on a regular basis for assistance… because sometimes its weird out there. http://www.tncresappraisals.com/blog/2019/8/31/national-vs-local-trends-reversion-to-the-mean monthly 0.5 2020-02-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567264666452-LF145NBODGL665BYCLWH/National+Homes+prices.png Appraiser Blog - National vs Local Trends: "Reversion to the Mean" Above: 1970-2019 National median home price % increase VS. home construction % increase https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567265663035-BJT65UTTPAN0RJBLIRYZ/1990.png Appraiser Blog - National vs Local Trends: "Reversion to the Mean" As seen here, after the flattening of the curve in 1990 there was a 10 year period where the two moved in concert. However, in 2000 the median home price begins to accelerate rapidly, ending in a reversion below its mean in 2006-2009. For the next 2 years the two again move in concert, until approximately 2012 where median home prices again break to the upside, now seeming to make a top in 2018-2019. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567266532253-N74U0W3C7I98HNX3TEKX/wpml.png Appraiser Blog - National vs Local Trends: "Reversion to the Mean" Sadly data becomes more limited and unreliable further back in time in the West Penn Multi List which covers much of western PA. http://www.tncresappraisals.com/blog/2019/9/11/fluffing-decreases-home-values monthly 0.5 2020-01-27 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1568212693544-W0KPLOKW8FRIU1GTF1X7/roof.jpg Appraiser Blog - Fluffing, decreases home values https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1568223798770-D619QMWUR03VPMX1IEIK/1.jpg Appraiser Blog - Fluffing, decreases home values http://www.tncresappraisals.com/blog/2019/6/23/how-to-spot-a-bad-appraiser monthly 0.5 2020-01-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561320376362-1I33N13Z3ITN7L97SRPY/Evil_mustache_logo__1_.jpg Appraiser Blog - How to spot a bad appraiser. Wouldn’t it be nice if “bad guys” all had mustaches like they did in the old black and white movies? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1572445297103-FK9LG0IPYO9Z5J7IB8B5/front.PNG Appraiser Blog - How to spot a bad appraiser. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1572445303469-LCCJSCAADGA760DL3X3S/side.PNG Appraiser Blog - How to spot a bad appraiser. http://www.tncresappraisals.com/blog/2019/9/12/allocation-and-land-values monthly 0.5 2020-01-20 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1568312119813-OWKK4JHC5VQUKWT0D8VX/22b77514-b463-4f20-8e6d-006df532bf7f.jpg Appraiser Blog - Allocation and Land Values https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1568312127409-5J1LQ8Q8GL8CTD5AO2IA/arnold.PNG Appraiser Blog - Allocation and Land Values https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1568312725353-JMQ88VOZYR8TSCVESI47/new+ken.png Appraiser Blog - Allocation and Land Values https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1568314780222-YVQ7KCQA2IPPB07BDXAJ/176-Rawlinson1.jpg Appraiser Blog - Allocation and Land Values http://www.tncresappraisals.com/blog/2019/9/20/you-might-not-be-closing monthly 0.5 2020-01-06 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1568994834096-9LG7AUXL96RZKMA00NCT/image-asset.jpeg Appraiser Blog - You... might not be closing. Jeff Foxworthy mastered the “You might be a redneck…” joke format, and has used it for decades. Today we take some inspiration from his format and apply it with some levity to the real estate market. http://www.tncresappraisals.com/blog/2020/1/3/get-an-appraisal-before-your-subdivision monthly 0.5 2020-04-08 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1578063431796-RW713ATDVB0ON3EQFAK9/041d5f431caf3c6a8fff3c06e4128418w-c339190xd-w685_h860_q80.jpg Appraiser Blog - Get an appraisal BEFORE your subdivision. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1586355127868-84MJM1QNSXTQHMOOK6MB/edited+subdivision+on+Freeport+Rd.JPG Appraiser Blog - Get an appraisal BEFORE your subdivision. http://www.tncresappraisals.com/blog/2019/9/25/never-refinance-your-home-this-way monthly 0.5 2019-12-30 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1569417749041-8G5E433K4WZ13Q5PXQEY/GettyImages-905715568-165b35e0077e499daf2dc4244770f019.jpg Appraiser Blog - NEVER refinance your home this way! https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1569418836043-NNARK852EDN7FJ18PI00/wendell-phillips-724654.jpg Appraiser Blog - NEVER refinance your home this way! http://www.tncresappraisals.com/blog/2019/9/30/what-is-a-comp monthly 0.5 2019-12-16 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1569863548438-03AJOLZACP2ZFPGOYGB4/main-qimg-b8883e1ced6603acb901228cde0f2c44-c.jpg Appraiser Blog - What is a "Comp?" Imagine home valuation in this neighborhood. Every house identical… except for the ones next to the industrial site. http://www.tncresappraisals.com/blog/2019/12/14/latent-fire-hazard monthly 0.5 2020-07-31 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1576341669914-4NKANH8SARBTM8L7KA9F/FPE.jpg Appraiser Blog - "Latent Fire Hazard"- Federal Pacific Stab lok Breakers https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1576341724864-TVTI4CVYP8Q8ABCPW5YQ/e41cb74195b01009830efe9c45d99e4b.jpg Appraiser Blog - "Latent Fire Hazard"- Federal Pacific Stab lok Breakers https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1576341728954-24SN2STT6TOK3MLRXQR0/Image_03609.jpg Appraiser Blog - "Latent Fire Hazard"- Federal Pacific Stab lok Breakers http://www.tncresappraisals.com/blog/2019/10/21/how-much-is-an-acre-worth monthly 0.5 2019-12-02 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1571677579775-XM3VLGKZ7SLTFR7ELOLM/8ecb8b5c10a19ccbe1daba7bc38ec77cw-c319826xd-w685_h860_q80.jpg Appraiser Blog - How much is an acre worth? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1571676471960-BZXRHTIVY86BQX4GDGHP/91335.jpg Appraiser Blog - How much is an acre worth? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1571678156116-VRA7ZTYLOUB0QLNWD8CB/armstrong+ogm.png Appraiser Blog - How much is an acre worth? http://www.tncresappraisals.com/blog/2019/10/23/lead-based-paint monthly 0.5 2019-11-18 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1571838556946-H278SG8CCTOTVZRUU8GT/lead%2Bpaint%2BSouthern%2BPkwy.jpg Appraiser Blog - Lead Based Paint The classic cracking/scaling pattern of lead based paint. If you see this, there is a high likelihood that your home/structure has lead based paint. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1571838813322-NR9AORCN8G03JL8NICB5/IMG_0432.jpg Appraiser Blog - Lead Based Paint http://www.tncresappraisals.com/blog/2019/9/4/market-data-analysis-declining-markets monthly 0.5 2019-11-16 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567622672377-ZU0ZC9YO9OPBZW47LJU0/decline.jpg Appraiser Blog - Market Data Analysis: Declining Markets https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567622744461-NFRM4BKXADIOYSV8BONY/image-asset.png Appraiser Blog - Market Data Analysis: Declining Markets The above is the national median sales price trend since 1990 vs. the builder cost trend. We can see the slow down in real estate around 1990, the decline of 2008 some possible trends emerging now. However, the first thing that we should note is that VERY FEW areas in the greater Pittsburgh area have seen increases this aggressive. SO, before any seller says, “I bought my house 3 years ago, and houses have gone up nationwide by 3% per year… so my house is worth 9% more?” https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567622939144-RAMJ4FSDD1SWFSCZTK0W/q2-3.png Appraiser Blog - Market Data Analysis: Declining Markets The above are homes that are from across Indiana County that are of a higher quality construction. This is not merely a limit of, for example $200,000 and above (limiting a data search by a hard number like that will skew the results of the analysis). In appraisal language, these properties are all Q2-3 homes (For the definition: http://www.bradfordsoftware.com/uad/UAD_Glossary.pdf)). http://www.tncresappraisals.com/blog/2019/10/25/cma-toolkit-test-your-list-price monthly 0.5 2019-11-04 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1572036624813-3H58COV9X9K9MH9IBS1T/ComplianceSuccessToolkit-illustration-01.jpg Appraiser Blog - CMA Toolkit: Test your list price. http://www.tncresappraisals.com/blog/2019/10/22/data-coop-can-it-be-trusted monthly 0.5 2019-10-29 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1571751474176-SW39GFUUYPIUJT9SI4TZ/data+coop.PNG Appraiser Blog - Data Coop: Can it be trusted? WOW… look at all that information. Surely, there is something useful in there! https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1571751893894-HL9RHNX0A597W83O9ASN/wrong+sd.PNG Appraiser Blog - Data Coop: Can it be trusted? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1571752276633-X76IJ0G674GNX04XUPMR/avm.PNG Appraiser Blog - Data Coop: Can it be trusted? http://www.tncresappraisals.com/blog/2019/6/23/im-sorry-hgtv-lied-to-you monthly 0.5 2019-09-29 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561319748303-6X337FMJMBLSXPCRWD8M/gaines-fixer-upper-tdy-home-tease-ae_0e0546dc425ece945d17a1c4aeaffb1a.jpg Appraiser Blog - I'm sorry Chip and Joanna Gaines lied to you. http://www.tncresappraisals.com/blog/2019/9/24/blogs-by-topic monthly 0.5 2023-02-05 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1569858119738-VM6VHB7PV638MEWF3I0B/Header-City-Skyline-Pittsburgh.jpg Appraiser Blog - Click Here to Explore Blogs by Topic http://www.tncresappraisals.com/blog/2019/6/25/the-downsizing-trend monthly 0.5 2019-09-22 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561466722100-EL9C6HCU10L4LC8TN986/Downsizing-Homes.gif Appraiser Blog - The Downsizing Trend: A Path to Wealth. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561474737029-RNSHEWX8P0JMRHCBL2H9/graph.png Appraiser Blog - The Downsizing Trend: A Path to Wealth. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561475207267-OS2AEJPXYTKOBZ63ZRLV/monroeville.png Appraiser Blog - The Downsizing Trend: A Path to Wealth. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561466328665-Y6I8JPLKALVALIZEB9AM/8231671430_e83d55aa51_b.jpg Appraiser Blog - The Downsizing Trend: A Path to Wealth. http://www.tncresappraisals.com/blog/2019/6/26/a-loan-is-not-a-right monthly 0.5 2019-09-15 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561579132601-W7GISYNU74C9UPGOR2XT/1767168-Ronald-Wright-Quote-Each-time-history-repeats-itself-the-price.jpg Appraiser Blog - A loan is not a right http://www.tncresappraisals.com/blog/2019/6/26/analyzing-complex-market-areas-part-2 monthly 0.5 2019-09-08 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561581281949-USUA0WAKVQXH95P5ACQ4/kiski+vs+fr+400%2B+larger.PNG Appraiser Blog - Market Data Analysis: Location Part 2 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561581442665-ZL1G87YFHNXOBEYZHO41/kiski+vs+fr+400%2B.PNG Appraiser Blog - Market Data Analysis: Location Part 2 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561581595328-UFFZJFSIE1P8MHB97VCB/fr.png Appraiser Blog - Market Data Analysis: Location Part 2 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561582905151-ZS24JNNKEC9WKKFQLU8T/kiski+vs+fr+400%2B1.PNG Appraiser Blog - Market Data Analysis: Location Part 2 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561581587763-Z1TVRR8VNNQWRX4DGUK5/kiski.png Appraiser Blog - Market Data Analysis: Location Part 2 http://www.tncresappraisals.com/blog/2019/9/2/2019-2nd-third-analysis monthly 0.5 2019-09-03 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567431424430-WAKFACGHS74DN7G4EUJC/image-asset.png Appraiser Blog - 2019: 2nd Third Analysis Why a third and not a quarter? Many of the markets that we cover in this report have limited data, which makes analysis difficult, yet we wanted to be able to provide some level of seasonal analysis. Quarter’s would be ideal, however, by extending the data to four months instead of three we gain 33% more data, and therefore more able to make reliable statements. It's odd, we know, but hopefully you find it helpful. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567431596522-DYIM7IL1BKZC3ZYL6IA4/1990.png Appraiser Blog - 2019: 2nd Third Analysis This shows the trend of the median sale price increase (orange) compared to the median increase in building costs since 1990. The past 6 quarters have shown a weakening in the housing market, and some declines. It remains to be seen whether this will be a short-lived flattening of returns (similar to the early 1990s, and displayed by the extrapolated green line above) or a pullback towards builder cost trends similar to 2008 (extrapolated by the red line above). https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567431897220-QN7YB5KTB2Y1VCLCAWVD/wpml.png Appraiser Blog - 2019: 2nd Third Analysis This is the trend line of the entire West Penn Multi List since 2006 (sadly the data available gets increasingly unreliable further back in time) compared to national builder trends. We see a similar divergence in the local data from the trend that is seen in the national data, and a similar pullback in 2008. The good news: if the national trend remains flat, our local market will likely see little impact. If the national trend moves downward, like in 2008, our declines will likely be far shorter and less deep (again, because prices have not been inflated by speculation). https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567516406400-JDN1008K44K14NNH0ZO2/counties.png Appraiser Blog - 2019: 2nd Third Analysis Allegheny East - with 1693 sales, showed signs of increased absorption, declining days on market, YOY increase in the median sale price, and an increasing price over the past four months, all consistent with a strong seller's market and increasing home values. This is consistent with the first four months of the year (with the exception that that term showed housing prices decline YOY). The only concerning data point here is an expired listing ratio of above 25%. This could indicate that over 25% of the market is currently so overpriced as to never consummate a sale. Allegheny North - with 1761 sales, showed signs of increased absorption, declining days on market, YOY increase in median sale price. However, over the four-month term, the median price of homes fell. Yet, the absorption rate remains firmly within the seller’s market territory. Allegheny West/North West - with 892 sales, these regions showed signs of increased absorption, declining days on market, YOY increase in median sale price. However, over the four-month term, the median price of homes fell. This market had shown the highest median sale price increase for the first 4 months of the year by nearly 200%. This fall may be a reaction to an over appreciation in the first four months of the year. This market had the strongest absorption rate for the term of the 8 areas studied. Allegheny South - with 1679 sales, showed signs of increased absorption, YOY increase in the median sale price, and an increasing price over the past four months. However, the market did see increasing days on market and very weak growth of .002% for the term. Still, the absorption rate falls firmly within the seller’s market territory. Armstrong - only experienced 157 sales over the last 4 months, consistent with last year, but limiting the accuracy with which statements can be made. Over the term, YOY market price and days on market fell. However, over the term market prices rose and absorption rates stayed in the seller’s market territory. However, with over 30% of listings expiring, this is indicative that nearly one-third of the market is so overpriced as to never attract offers. Butler - with 974 sales, showed signs of increased absorption and declining days on market. However, home prices year over year (+.002%) and over the 4-month term (+.009%) remained nearly flat. Still, absorption rates remain in the seller’s market territory. Indiana - only experienced 192 sales over the last 4 months, consistent with last year, but limiting the accuracy with which statements can be made. For the last 8 months, Indiana county has shown an increase in median sale prices. Could this finally be the bottom for this market that has been hammered for the past 4 years? With an expired ratio of nearly 35% for the term, there are still a large number of homes that are dramatically overpriced, however, the absorption rate is far increased (from .096 to .184) and is out of buyer’s market territory and moving nearer to seller’s market territory. If Indiana can manage a strong Fall, we may be seeing the bottom. Westmoreland - with 1442 sales, showed signs of increased absorption, declining days on market, YOY increase in the median sale price, and an increasing price over the past four months, all consistent with a strong seller's market and increasing home values. This is consistent with the first four months of the year (with the exception that that term showed housing prices decline YOY). The only concerning data point here is an expired listing ratio of 25%. This could indicate that 25% of the market is currently so overpriced as to never consummate a sale. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567519253066-8UW0FZRGDHXJ5OPT3663/alleg+east.png Appraiser Blog - 2019: 2nd Third Analysis Blue: 30 day moving average (line) with linear regression line (dotted) Orange: 2 order polynomial regression of median days on market https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567519362257-PP9BGTHG0KSGOBK3MG6G/image-asset.png Appraiser Blog - 2019: 2nd Third Analysis Blue: 30 day moving average (line) with linear regression line (dotted) Orange: 2 order polynomial regression of median days on market https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567519618138-ISZHJD7EBRTC7TS29EUD/alleg+west.png Appraiser Blog - 2019: 2nd Third Analysis Blue: 30 day moving average (line) with linear regression line (dotted) Orange: 2 order polynomial regression of median days on market https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567519675549-JJYVTVLTXI2Q84FLTTQ1/alleg+south.png Appraiser Blog - 2019: 2nd Third Analysis Blue: 30 day moving average (line) with linear regression line (dotted) Orange: 2 order polynomial regression of median days on market https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567519707525-GCU8AIU00Z4KBROFWN6F/armstrong.png Appraiser Blog - 2019: 2nd Third Analysis Blue: 30 day moving average (line) with linear regression line (dotted) Orange: 2 order polynomial regression of median days on market https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567519773151-NZ3HAG7TSIF1DIGX50XT/image-asset.png Appraiser Blog - 2019: 2nd Third Analysis Blue: 30 day moving average (line) with linear regression line (dotted) Orange: 2 order polynomial regression of median days on market https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567519840915-A92HB26YHJ0MZKDQMR0L/indiana.png Appraiser Blog - 2019: 2nd Third Analysis Blue: 30 day moving average (line) with linear regression line (dotted) Orange: 2 order polynomial regression of median days on market https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1567519901919-1YWGNTFI6A5QOFD81ZWD/image-asset.png Appraiser Blog - 2019: 2nd Third Analysis Blue: 30 day moving average (line) with linear regression line (dotted) Orange: 2 order polynomial regression of median days on market http://www.tncresappraisals.com/blog/2019/6/27/single-wide-double-wide-manufactured-oh-my monthly 0.5 2019-09-01 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561645395047-H5E95WZ8E3TC2P1QK20T/Double-wide-home-in-Michigan.jpg Appraiser Blog - Single wide, double wide, manufactured... Oh my! https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561645294727-PCTGIFJ01OCVEPGXEBEM/shapeimage_2.png Appraiser Blog - Single wide, double wide, manufactured... Oh my! https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561645300361-BKOL4WG6EA8OCNXM9AS5/Hud-Home-Details.png Appraiser Blog - Single wide, double wide, manufactured... Oh my! http://www.tncresappraisals.com/blog/2019/6/27/analyzing-complex-market-areas-part-3 monthly 0.5 2019-08-25 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561645887676-C7FIHUWZNITNN1Z1IFM7/iStock-691963380.jpg Appraiser Blog - Market Data Analysis: Odd Properties https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561646476686-0DYIYQ1CZCOV5XWIUBXK/geod.PNG Appraiser Blog - Market Data Analysis: Odd Properties https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561646481758-6TWXOONK5XIZN9GUBFNQ/armstrong.PNG Appraiser Blog - Market Data Analysis: Odd Properties http://www.tncresappraisals.com/blog/2019/5/22/property-inspection-waivers-who-is-going-to-be-sued monthly 0.5 2019-08-18 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1558529779643-1EX3INUS24WA68I1KMU1/getty-lawsuit.jpg Appraiser Blog - Property Inspection Waivers: Who is going to be sued? http://www.tncresappraisals.com/blog/2019/4/5/hypothetical-houses-and-hypothetical-markets monthly 0.5 2019-09-16 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1554498850034-364TJO3CJO786G3L4VHT/maxresdefault.jpg Appraiser Blog - Hypothetical houses and hypothetical markets https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1554498720802-A21L45PMMY6WEM35QZWM/listen-1.jpg Appraiser Blog - Hypothetical houses and hypothetical markets http://www.tncresappraisals.com/blog/2019/4/3/over-listing-your-home-will-cost-you-money monthly 0.5 2019-08-01 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1554497473679-WE5BQGFL9VRQVZKM1ZLB/Jumpfly-Pricing.jpg Appraiser Blog - Over listing your home will cost you money. http://www.tncresappraisals.com/blog/2019/3/22/how-to-prepare-a-great-cma monthly 0.5 2019-07-25 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1553534679038-TJWMNDR4WP6DNVJPLRSE/good-selling-price-home_article-image.jpg Appraiser Blog - How to prepare a GREAT CMA https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561388160164-T9T9RYAA9EL4V1YJ1EA5/20180207_135422546_iOS.jpg Appraiser Blog - How to prepare a GREAT CMA This is 162 Glade Run Road, Kittanning PA 16201. This .624 acre property for years was “Zestimated” at $112,350. On February 28, 2019 the property sold for $8,000… an error of 93%. BUT WAIT THERE’S MORE!! Once the property transferred, Zillow adjusted the new Zestimate. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1561388465781-AHVH4PKFE6FDYERQ1XVT/glade.PNG Appraiser Blog - How to prepare a GREAT CMA Screenshot: 06/24/2019. Despite that selling price, it is still estimated to be worth $102,602. In short, Zillow can not even be trusted where there are recent sales. A drop of just 10%, when the data shows a drop of 93%. http://www.tncresappraisals.com/blog/2019/3/18/under-improvements-over-improvements monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552920475497-SBF52UDPAX0OYASDI45S/Thorburn-Garages.png Appraiser Blog - Under improvements / Over improvements https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552921286635-JRCC0YDH34CTENB4TZQR/graph-diminishing-returns.jpg Appraiser Blog - Under improvements / Over improvements https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552922050041-8MUGSX5GVO2AA7E1IXJY/arm+land.PNG Appraiser Blog - Under improvements / Over improvements https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552923060266-LF410LT9409B2BLKB6NT/download.jpg Appraiser Blog - Under improvements / Over improvements http://www.tncresappraisals.com/blog/2019/4/17/can-we-trust-regression-in-amenity-valuation monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555533099661-MRQUQ5A4YZLYY0PTLLLD/Big-Data-Verteda-1200x848.jpg Appraiser Blog - Can we trust regression in amenity valuation? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555532978271-H8ON6MCOWRBGAQTDXE3L/ae7fcb00b4deb83ea89f0d92502400d5.jpg Appraiser Blog - Can we trust regression in amenity valuation? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556802852795-BOO45W9XSXPK66E016ZZ/graph.PNG Appraiser Blog - Can we trust regression in amenity valuation? From here we see that the price per acre (vertical) of land decreases as the number of acres (horizontal) increases. This is the “Law of Diminishing Returns” at work. This is true of all of the amenities in real estate (Square footage, bathrooms, pools, etc). As the number of amenities increase, the contribution to the overall value decreases. http://www.tncresappraisals.com/blog/2019/4/30/analyzing-complex-market-areas monthly 0.5 2019-09-30 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556632078251-JROL007STUXGRQY654YQ/Inkedmap_LI.jpg Appraiser Blog - Market Data Analysis: Location, Location, Location Here we see the outline of the Freeport SD, with an approximate border of the Butler/Armstrong County line, with Butler County being to the left and Armstrong County being to the right. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556631803694-JDWBKYC8DSAA74EG4EIS/freeport.PNG Appraiser Blog - Market Data Analysis: Location, Location, Location This is a map of the sales in the Freeport School District over the last 3 years (from 04/30/2019). A quick glance shows that the supply and demand dynamics. There is a dramatic increase of sales in Butler County vs. Armstrong. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556632232134-YE8UAEXPXOO9YTZH33I9/freeport+all+time.PNG Appraiser Blog - Market Data Analysis: Location, Location, Location When we look at sales over all time, this trend becomes even more obvious. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556632520158-1C4WURL55D6HXPW41UH0/Capture.PNG Appraiser Blog - Market Data Analysis: Location, Location, Location If we apply a price limiter ($300,000+) to evaluate the marketability difference, we see an even more exaggerated difference. This shows that of the total 223 sales in all of the recorded MLS, 199 sales have been in the Butler County Area, while only 24 have been in the Armstrong County side (830% more). These kind of findings demand that we analyze if these two markets, serviced by the same school districts, are comparable. http://www.tncresappraisals.com/blog/2019/4/24/how-do-i-appeal-my-real-estate-taxes monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556111818741-YOBIT9RVVBQ7YXO9O5DC/image-asset.jpeg Appraiser Blog - How do I appeal my real estate taxes? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556113487495-AIRQN3O7VVCNFWXIG6VV/1_2JLGXEdZ8Bi2jwBDstIyLg.jpeg Appraiser Blog - How do I appeal my real estate taxes? https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556114206026-65OEA6UPLRVGE2RQ8J7A/image-asset.jpeg Appraiser Blog - How do I appeal my real estate taxes? http://www.tncresappraisals.com/blog/2019/4/13/fha-usda-financing monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555186068669-W1SE0S0YXAX86K35X3DG/logo_montage-a73f3bbb2f49e52522a275e08212ad72.jpg Appraiser Blog - FHA / USDA Financing https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555186867776-9PRY5BZB9AVLCWI44P4N/3d7d57225f34c60782f711b53dc267f0.jpg Appraiser Blog - FHA / USDA Financing https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555187733272-YUROE32ZZL4QR4KLM8FQ/LetsWorkTogether.jpg Appraiser Blog - FHA / USDA Financing http://www.tncresappraisals.com/blog/2019/3/18/risky-buisness-property-inspection-waivers monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552918480989-1EOWSQC3E991KO2W9THB/high-needs-counties-map.jpg Appraiser Blog - Risky buisness: Property Inspection Waivers https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552920000377-TL0PGJD76ZHTP8SOULC9/b8f249104456e7887cca7f9156e1a84c.jpg Appraiser Blog - Risky buisness: Property Inspection Waivers http://www.tncresappraisals.com/blog/2019/3/13/what-kills-real-estate-deals-part-2 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552498603284-JD2R7ZIDO8E0HVEOTBGU/business-plan-to-get-a-loan-no-business-plan-business-plan-loan-proposal.jpg Appraiser Blog - What kills real estate deals? Part 2 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552498708904-ENOJM37NWW8H30T9XFZS/ar124057359728582.jpg Appraiser Blog - What kills real estate deals? Part 2 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552498751326-UJ22V3TV7Y5HN1IJC1NE/risky_business_cmo_cio-100510429-primary.idge.jpg Appraiser Blog - What kills real estate deals? Part 2 http://www.tncresappraisals.com/blog/2019/5/1/can-we-trust-the-cost-approach monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556723655108-4J8UVQGLN0QRUZ8IMCM3/Inkedcostvsvalue_LI.jpg Appraiser Blog - Can we trust the cost approach? There are many things that people add to their homes that cost a great deal, yet add no value to a home. How well does the cost approach recognize and report this? Pools add no value (and sometimes subtract from value) in rural, low priced neighborhoods in the northern parts of the country, yet most cost manuals still report contribution. How do we square the cost approach with other data. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1556723448294-XEUF1QJ92V436FSGDU74/horses-for-coursesd.jpg Appraiser Blog - Can we trust the cost approach? http://www.tncresappraisals.com/blog/2019/5/17/2019-1st-third-analysis monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1558097738487-6Y0E6MV1P9BLBVXIOQL7/data+analysis+as+a+service.png Appraiser Blog - 2019: 1st Third Analysis https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1558112375826-ITLDRBDN1YKJ3S7D402B/Armstrong+Indiana.png Appraiser Blog - 2019: 1st Third Analysis - Armstrong/Indiana Counties Armstrong: Blue \ Indiana: Grey With 30 day moving average https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1558098312094-8ZWZJHVD6YDATOWDH9G4/butler+westmoreland.png Appraiser Blog - 2019: 1st Third Analysis - Butler/Westmoreland Counties Butler: Orange \ Westmoreland: Yellow With 30 day moving average https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1558112209124-XC8BU4X4EDWR79U1UDRG/north+and+east.png Appraiser Blog - 2019: 1st Third Analysis - Allegheny North and East Allegheny North: Orange \ Allegheny East: Dark Blue With 30 day moving average https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1558113068215-5XQWVF778YHQI1GLGTWG/Northwest+West+South.png Appraiser Blog - 2019: 1st Third Analysis - Allegheny Northwest, South and West Allegheny NW: Black \ Allegheny S: Yellow \ Allegheny W: Light Blue With 30 day moving average https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1558444477731-4P3S36LDSIQFR6I50OAC/rates.png Appraiser Blog - 2019: 1st Third Analysis This data is isolated to the first four months of the year, coming off of the lows of mid-winter. Attempting to extrapolate this to an annual trend would result in enormous errors. Every one of the above areas for the year ending on April 30, 2019, experienced declining median sales prices and an increase in DOM over that time. The increases of the last 4 months have largely been seasonal, and in all cases have not corrected for the decline of 2018 (gray bars). Absorption rates above .20 traditionally indicate a sellers market, while absorption rates below .15 tend to indicate a buyers market. As you can see, Indiana is firmly in buyers market territory, while all but Allegheny East , in Allegheny County are in various states of buyers markets. Why the decline? On the macro scale: Days On Market trending upward would indicate that homes on the market are higher than the buyer pool has a tolerance for generally - and that isn’t just a Pittsburgh issue, that was the story of the real estate market across the United States in 2018. The new generation (Millennials) coming into the home ownership age bracket has more debt than any generation before due to climbing education costs and falling wages when adjusted for inflation. Paired with the fact that the Baby Boomers are rapidly approaching the median life expectancy (2025), unless something unforeseen changes, this will likely mean a few years of slower than typical growth - or possible decline, as demand stays lower than typical and supply increases. Climbing interest rates in Q4 additionally put downward pressure on the real estate market across the US. Current forecasts indicate an increase of .25% over the summer off of their current 14 month low (note: an increase of .50% in the fall was paired with one of the slowest real estate markets in a decade). On the micro scale: We expressed the reasons we believe for Indiana County above. The remaining counties have higher proximity to Pittsburgh and late 2018 saw the finalizing of the Amazon plans to build elsewhere, this may have deflated a small speculation bubble around hopes of development. We’re hopeful that a new distribution facility in Indiana County will provide some relief to the market. We also realize that there are very HOT markets in the midst of some of these declines, however, this is a bird's eye view of the region. Our area continues to move forward, navigating the transition from old industrial towns to what we are becoming. Leadership, investment, job opportunities, and creative thinking will be necessary to be successful. Disclaimer: These graphs and analysis are based on all data available in these markets, REO, estate sales, distressed sales, and others. Micro-market trends can have huge impacts on prices, and these trends should not be extrapolated to all markets within these counties. Appraisals take as primary the immediate market area of those subject properties, and analyze differences of marketability that can change over the course of a tenth of a mile - much more those than can change from one end of a county to another. http://www.tncresappraisals.com/blog/2019/4/13/yzhoa6q7hiqc1v1glz05zkerkygi8d monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555192755774-W8V8TCLIZALWLGSRZUZN/gainshealthhousingmarket.jpg Appraiser Blog - The Housing Crisis: 10 years later (part 5) http://www.tncresappraisals.com/blog/2019/4/13/the-housing-crisis-10-years-later-part-4 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555189368474-5ZNRFYWU87T30EFFKK69/365.jpg Appraiser Blog - The Housing Crisis: 10 years later (Part 4) This post original appeared on our buisness Facebook page on October 8, 2018. http://www.tncresappraisals.com/blog/2019/4/13/the-housing-crisis-10-years-later-part-3 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555189279876-J1ZPAP38QD7WTTR0FN37/355.jpg Appraiser Blog - The Housing Crisis: 10 years later (Part 3) This post original appeared on our buisness Facebook page on October 1, 2018. http://www.tncresappraisals.com/blog/2019/4/13/the-housing-crisis-10-years-later-part-2 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555189169875-AI4XDOYV82WWH0UM1IN6/MV5BNDc4MThhN2EtZjMzNC00ZDJmLThiZTgtNThlY2UxZWMzNjdkXkEyXkFqcGdeQXVyNDk3NzU2MTQ%40._V1_SX640_CR0%2C0%2C640%2C999_AL_.jpg Appraiser Blog - The Housing Crisis: 10 years later (Part 2) This post original appeared on our buisness Facebook page on September 24, 2018. http://www.tncresappraisals.com/blog/2019/4/13/the-housing-crisis-10-years-later-part-1 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1555189029623-8GUONUQXAGPXLKI2F4PN/image-asset.jpeg Appraiser Blog - The Housing Crisis: 10 years later (Part 1) This post original appeared on our buisness Facebook page on September 17, 2018. http://www.tncresappraisals.com/blog/2019/3/28/is-your-house-too-big-for-the-new-buyer-pool monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1553787656902-73Y1NHNINRFJVURIOYIR/Business-Growing-Pains-Can-You-Grow-Too-Fast-Small-1024x741.jpg Appraiser Blog - Is your house too big for the new buyer pool? http://www.tncresappraisals.com/blog/2019/3/12/do-appraisers-kill-deals monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552398791062-0CHCJO9WKLJI4QLR3JQ6/what-is-a-home-appraisal.jpg Appraiser Blog - What kills real estate deals? Part 1 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552398963733-7YDG2HBACO4CYYPNNGB6/pig.jpeg Appraiser Blog - What kills real estate deals? Part 1 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1552399601614-KH8T18OLZIRVJ21HOGTE/LetsWorkTogether.jpg Appraiser Blog - What kills real estate deals? Part 1 The real estate market works best when all parties (agents, brokers, loan officers, under writers, appraisers, buyers and sellers) are well educated, work hard, and are honest with each other. When any party fails in any of these regards, financial crisis is the the ultimate destination. http://www.tncresappraisals.com/blog/2019/2/19/series-how-do-i-read-an-appraisal-part-10 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550594893742-M2BMCMW8H2XSZVJQFFKW/recon.PNG Appraiser Blog - Series: How do I read an appraisal? Part 10 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550596525672-DRQ7REWMFJUSBTYI8SPA/1.jpg Appraiser Blog - Series: How do I read an appraisal? Part 10 http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal-part-9 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550526827910-XGLCKN65TYYV88BQ59YL/cost+income.PNG Appraiser Blog - Series: How do I read an appraisal? Part 9 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550528229794-R920WD38MQTHRD3B45CK/construction-industry.jpg Appraiser Blog - Series: How do I read an appraisal? Part 9 http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal-part-8 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550525294062-NMZJYD4PCHBDIYYUR2B1/ssc.PNG Appraiser Blog - Series: How do I read an appraisal? Part 8 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550526663812-FZ0APA2OI9OQNAYIOUVA/shower%26panel550.jpg Appraiser Blog - Series: How do I read an appraisal? Part 8 http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal-part-7 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550521405955-ZXZO7LZSZ0NF1DL83CB2/sales+com.PNG Appraiser Blog - Series: How do I read an appraisal? Part 7 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550525045808-98H662V0N0719EO7EYMW/British_Burning_Washington.jpg Appraiser Blog - Series: How do I read an appraisal? Part 7 So, a home can be a Q1 quality while in C6 condition (in fact the White House during the War of 1812 was this when it was burnt down) - and you can have a brand new hunting cabin (Q6 quality in C1 condition). http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal-part-6 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550510635489-OY9BMUPZ8H1ZFMYFANAM/sales.PNG Appraiser Blog - Series: How do I read an appraisal? Part 6 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550511372883-VR0FTPSVD5AKWP6RBB2Z/appleheader.jpg Appraiser Blog - Series: How do I read an appraisal? Part 6 http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal-part-5 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550506960606-XYF9DFSCH1W3VOF1SK72/imp.PNG Appraiser Blog - Series: How do I read an appraisal? Part 5 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550508426664-J2ZABS91LS14V6W6TY2S/Diagram-StructuralFinal+%281%29.jpg Appraiser Blog - Series: How do I read an appraisal? Part 5 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550509370584-TBXCT9J5Y18AGYW63MRG/1_CY09QHr34KTki6QG9o9h1g.jpeg Appraiser Blog - Series: How do I read an appraisal? Part 5 http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal-part-4 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550505264557-IHXRV2GPS4XTF1TXRHT4/site.PNG Appraiser Blog - Series: How do I read an appraisal? Part 4 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550769288397-UAE9AEV4YAHZBRCJPFMZ/marbleheadhomeweb.jpg Appraiser Blog - Series: How do I read an appraisal? Part 4 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550769292003-L1CEQMRWXJ1VL2AY4QIX/johnson-tear-down.jpg Appraiser Blog - Series: How do I read an appraisal? Part 4 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550505912606-Y4RY3TU8FMXPKRANG223/42708181_10156069946603318_2556225815725473792_n.jpg Appraiser Blog - Series: How do I read an appraisal? Part 4 Real estate valuation is not a “by the numbers” only process. This is the fatal flaw in the current move towards algorithms. http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal-part-3 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550503434632-20JLI4GHPTN23Z416EK7/neighborhood.PNG Appraiser Blog - Series: How do I read an appraisal? Part 3 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550504457011-Y89PD2IT4VLTJBOCWG2Q/location.jpg Appraiser Blog - Series: How do I read an appraisal? Part 3 http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal-part-2 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550500467163-RH4SXTF727C1AHSS3JUX/contract.PNG Appraiser Blog - Series: How do I read an appraisal? Part 2 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550501037819-UM1HDV43PVYR8US9C2PZ/Pre-contract-appraised-value-differences.jpg Appraiser Blog - Series: How do I read an appraisal? Part 2 While most valuations fall into a bell curve around market value (which would be expected if purchase prices are to be trusted at all, the drop at just below contract prices and spike at/slightly above contract price would indicate that this does possibly skew opinions. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550503026203-3RIUKP19ALAGWOJ8CLVF/water-rationing-while-stranded-in-the-desert+%281%29.jpg Appraiser Blog - Series: How do I read an appraisal? Part 2 http://www.tncresappraisals.com/blog/2019/2/18/series-how-do-i-read-an-appraisal monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550499200993-96YJSI0U1VKJ5SXRAX89/Subject.PNG Appraiser Blog - Series: How do I read an appraisal? Part 1 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1550499288012-EHQEKAO57S7ZK3SH7LEW/bundle.PNG Appraiser Blog - Series: How do I read an appraisal? Part 1 http://www.tncresappraisals.com/blog/2019/1/23/6vlei2v2mjtx2etxm7o7xun08zcip1 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1548256693046-OEF2TPMLHV2FNN99A266/new-5c-20piktoc_28967580+%283%29.png Appraiser Blog - Northern Westmoreland County Review 2018 http://www.tncresappraisals.com/blog/2019/1/22/southern-westmoreland-county-review-2018 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1548191597708-Q6HEMM6D71EPF170Y7CE/new-5c-20piktoc_28967580+%282%29.png Appraiser Blog - Southern Westmoreland County Review 2018 http://www.tncresappraisals.com/blog/2019/1/22/armstrong-county-review-2018 monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1548170239483-DWITF3G29VB9Q0YL44WH/new-5c-20piktoc_28967580+%281%29.png Appraiser Blog - Armstrong County Review 2018 http://www.tncresappraisals.com/blog/2019/1/21/indiana-county-2018-review monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1548093724695-7VJ7NKZWN11H3Q8L3CQ0/new-5c-20piktoc_28967580.png Appraiser Blog - Indiana County 2018 Review http://www.tncresappraisals.com/blog/2018/10/1/gz0zx6qyrzilrqh3a29s88yr2x5all monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1538426476128-RDLMI26Q1K23VC4G5G50/new-piktochart_28967580.png Appraiser Blog http://www.tncresappraisals.com/blog/2018/10/1/mortgage-backed-securities-cdoclos-made-easy monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1538411167008-79EPKS1W8T0A7827QG5M/355.jpg Appraiser Blog - Mortgage Backed Securities, CDO/CLO's: Made easy A giant pool of money… http://www.tncresappraisals.com/blog/2018/9/24/b6059fou8cvsmmhblcleie8i6c6nvz monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1537797049348-H6QI2LZ1Q7GRRKBR3686/download.jpg Appraiser Blog A entertaining look at the most damaging financial event since the Great Depression. http://www.tncresappraisals.com/blog/2018/9/24/2008-vs-2020-what-can-we-learn-from-the-past-to-protect-our-future monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1537796798260-KE6JVAJV3U6PQAH11IAE/producers.jpg Appraiser Blog - 2008 vs. 2020: What can we learn from the past to protect our future? What does the housing market have to do with plot of the movie "The Producers?" http://www.tncresappraisals.com/blog/2018/5/25/oakmont-borough monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1527281844660-9WQLGYLJJ85VYN0INFOX/new-piktochart_28967580.png Appraiser Blog - Oakmont Borough http://www.tncresappraisals.com/blog/2018/4/5/buffalo-township-q1-analysis monthly 0.5 2019-09-24 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1522955907191-8AE0IUSM6R2D3QK65WPU/new-piktochart_29374273+%281%29.png Appraiser Blog - Buffalo Township Q1 Analysis http://www.tncresappraisals.com/blog/2018/3/22/a-new-service-to-our-customers monthly 0.5 2018-03-22 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1521730008666-GEC9KA2PYWOMWJAPJTIZ/new-piktochart_28967580.png Appraiser Blog - A new service to our customers! http://www.tncresappraisals.com/blog/category/Funny+Stories monthly 0.5 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- modern chalet roof with attic windows modern chalet roof with attic windows https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1430599625477-1P36C7JCFOW717X673YB/IMG_1366.JPG Services http://www.tncresappraisals.com/home daily 1.0 2025-10-29 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1427757278690-NJYV13RC5ZPLBJHG5HFJ/hompage.jpg Home https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1430598151291-ENUV99C0P0NM8XFY9Z20/IMG_1405.JPG Home https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/ed51d161-3f46-486f-8330-7cbf3bdb868e/4+year+badges.JPG Home - Make it stand out We are now the proud recipient of the 1st Place Gold Badge winner for the Best of Westmoreland Contest for four years in a row!!! Thank you to my team, our clients and to those who voted for us. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1424136509328-MDU87240L9OJDCE5WFYX/image-asset.jpeg Home https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1424136537482-4W7BYGBT6WY3DIVSCY1Q/image-asset.jpeg Home https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1424136558029-L72SL1C1N5YGEUW1ACPH/Lima01.jpg Home https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1424136578896-0P8SA9CHNPA41U4KDQUQ/CommunityHealthFair.jpg Home https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1425611930495-NJWYL0HONNREWR18I3PY/evaluation Home https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1425611966416-AROSZ35IX8S3DXP9RUP3/Consultation Home http://www.tncresappraisals.com/new-index-1 daily 0.75 2022-10-14 http://www.tncresappraisals.com/about-hayden daily 0.75 2025-05-08 http://www.tncresappraisals.com/about daily 0.75 2023-12-04 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1424137183348-PWW3TOW7CN08OMLRYBV7/Window.jpg About http://www.tncresappraisals.com/hire-us daily 0.75 2023-07-12 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1425613693197-O96BY1R6YCRPZK99WSN0/townandcountry.jpg Free Quote https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1425613778582-NTUTPIEBAJW39FWEQADE/home Free Quote http://www.tncresappraisals.com/our-staff daily 0.75 2026-01-21 https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/ce9a86f2-6932-4d24-be49-229bd1f38f6b/Brianne+Ledbetter+Professional+Headshot.png Our Staff https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/bc1719a9-b067-4d41-adba-6e8668f71194/profile+pic.jpg Our Staff Cindy Dunmire, Office Manager and Administrative Assistant Cindy is a full-time administrative assistant that has been with us since April 2015. In addition to handling the everyday functions of the office, Cindy trains new employees on the software and directly supports the Chief Appraiser. She holds an Associate in Specialized Business degree in Accounting and Computers as well as a PA Real Estate Salesperson license. Aside from working and doing real estate, she enjoys spending time with her husband Jeremy, camping, kayaking, taking care of her chickens and cat, and relaxing with a book and a good glass of wine. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/1596216622734-YR7WNRXXT9M4HKXA66FY/pic+2.jpg Our Staff Kathy Koffler, Office Assistant and Data Entry Specialist Kathy Koffler is our part time office assistant and data entry specialist. She has been with us since December 2016 and has over 30 years of customer service and data entry experience. Aside from working, she enjoys spending time with her husband, Doug, and her two children, Kaelee and Kolsen. They enjoy backpacking and have done so at many National Parks. She is also a volunteer with the Kiskiminetas Watershed Association, where her main task is maintaining the Facebook page. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/fa6d4a88-3f7c-47e3-b56e-73ad1de8df6b/Amie.jpg Our Staff Amie Bond Guattery, Licensed Appraiser Trainee Amie has been with our office since October 2023 and is working towards her Residential Appraiser Certification as a Trainee Appraiser. She has also been a PA Licensed Real Estate Salesperson since 2019. Prior to her career in real estate, she obtained her Bachelor’s Degree in Psychology, and Master in Social Work degree and license, and worked in the human services field. In her free time, she enjoys traveling, reading, and spending time with her husband, son, and 2 cats. https://images.squarespace-cdn.com/content/v1/548f3a32e4b02ab31a18d66b/b804f6bf-5eb4-4c1b-ab59-6f51d7f86928/Strunk.jpg Our Staff Joshua Strunk, Property Data Collector Joshua has been working with our office part time since 2015. He enjoys meeting new people and exploring new places, which is part of what makes him good at what he does. 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