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.