Charlie Johnson demystifies why “comps” are the gold standard for valuing homes.

– Three approaches: Cost, Income, and Sales Comparison (most common for residential) – Analyze recent, similar closed sales (size, age, condition, location) – Adjust comps for differences: beds/baths, GLA vs. below-grade, finished basement, upgrades, lot, view, garage/pool, time/market conditions – It’s not about the highest sale—it’s about the most relevant evidence and a clear reconciliation – Appraisers document trend data (pendings/actives for context, concessions, DOM) to support the conclusion

📌 Appraisers: Support adjustments with paired sales and explain weighting/reconciliation. 📌 Agents/Sellers: Send a clean data pack—updates & permits, measurements, offer activity, concessions—so the report reflects reality.

Bottom line: Sales Comparison is the gold standard because it mirrors what the market actually paid.

Charlie Johnson explains why two homes just steps apart can have five-figure price gaps—even inside the same area.

– Not just city/ZIP: school district boundaries, traffic/noise exposure, proximity to amenities, lot orientation, and nearby influences (e.g., power corridors, commercial) – Backing a major road vs. a tucked-away interior placement can shift what buyers will pay—convenience, quiet, and aesthetics matter – Parents often value school zones more than city lines – Appraisers convert these differences into value with matched-pair sales, bracketing, and clear market-supported adjustments

📌 Appraisers: Group comps by boundary/exposure/amenity context; support adjustments with paired sales and explain the reconciliation. 📌 Agents/Buyers/Sellers: Comp against truly similar placement and surroundings; disclose exposures and highlight positives (parks, trails, convenient retail).

Bottom line: Beyond the ZIP, surroundings and placement drive price.

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.

Charlie Johnson drills into ANSI rules so you don’t miscount—and misprice—your living area.

– Only finished, above-grade space goes in Gross Living Area (GLA)

– Basements? Nope—even luxe ones with bars & bowling alleys

– Attics need ≥ 7-ft ceilings and permanent stairs to qualify

– Finished garages never count; enclosed porches only if heated & finished to main-house quality

– Inflated square footage can blow up contracts when the appraisal comes in short

📌 Appraisers: Stick to ANSI, flag MLS/public-record mismatches before they derail the deal. 📌 Agents/Sellers: When in doubt, get a certified measurement—accuracy builds trust and keeps contracts alive.

Square footage can make—or break—a deal. Know what counts. Measure it out. 📐

Charlie Johnson unpacks why “price per square foot” can point you in the wrong direction—and how to use it the right way.

– PPSF = sale price ÷ living area; quick, but not value by itself

– Not all square feet are equal: updates, layout, construction quality, location, lot size, pools/garages all shift value 📏

– Some spaces aren’t counted in GLA (e.g., many finished basements are below grade)

– Appraisers use PPSF as a secondary check after market-supported adjustments for condition, amenities, and appeal

📌 Appraisers: Treat PPSF as a cross-check; lean on paired sales and local standards (especially for below-grade/bonus areas).

📌 Buyers/Sellers: Look past the number—verify what’s included in square footage and compare true like-for-like comps.

Price per square foot is a helpful marker—not the finish line. Context wins.

Did you know that poor layouts and outdated features can quietly drag down property value?

This episode of ValuNation: The ValuVault explores functional obsolescence — what it is, how it manifests in homes, and what buyers and mortgage professionals should look out for.

Watch now and elevate your valuation expertise.

Charlie Johnson breaks down how mortgage pros and buyers use the income approach to value commercial properties.

– Formula: Net Operating Income ÷ Cap Rate

– Example: $2M retail strip earning $150K with a 7.5% cap rate– 2025: Industrial cap rates = stable 6–8%, office = higher, more risk

📌 Mortgage pros: Verify income data—leases, expenses, and realistic rents.

📌 Buyers: Compare cap rates to local market averages to catch inflated prices.

Working with the right AMC or lender makes all the difference. Visit nationwideamc.com to learn more!

Charlie Johnson explains why where your property sits often matters more than what’s inside it.

– Tight 2025 inventory = premium for prime areas

– Same home, different neighborhood = huge value swing– Proximity to jobs, schools, transit can boost value by 10% or more

📌 Buyers: Check school ratings and commute stats before you bid.

📌 Mortgage pros: Keep comps hyper-local—within a quarter mile for urban spots.

Location is the one thing you can’t renovate. Do the homework upfront.

New from the ValuVault!🌟

Charlie Johnson explains why relying on your property tax assessment can cost you—big time.

– Tax assessments are for local revenue, not true appraisals

– Outdated data and old formulas can lag real value by 10–20%

– They ignore upgrades that a real appraiser will include

📌 Buyers: Use comps or hire an appraiser for real market value before you bid.

📌 Mortgage pros: Remind clients to anchor loan amounts to comps, not tax records.

A quick BPO is an easy, affordable step to get it right.

Charlie Johnson shares exactly how to pull the right comparable sales—so you don’t overpay (or under-appraise).

– Keep it close: Within half a mile for urban, up to a mile for rural

– Keep it current: Last 6 months only—older comps can undervalue

– Match features: Square footage, beds/baths, lot size, condition

📌 Buyers: Always review the appraisal report to see which comps were used.

📌 Mortgage pros: Double-check with MLS to validate accuracy.

Run your numbers right—your deal depends on it.