What is AVM?
AVM is short for "Automated Valuation Model". Appraisers, Wall Street and Lending Institutions all use AVM technology in their analysis of residential property. An AVM is a residential Valuation Report that can be obtained in a matter of seconds. It is a technology driven report. The product of an automated valuation technology analysis, public record data, and computer decision logic combined to provide a logical calculated estimate of a probable selling price of a residential property. An AVM generally uses a combination of two types of evaluation, the running of a hedonic model and a repeat sales index. The results of each are weighed, analyzed and then reported as a final estimate of value based on a requested reasoning date.
Each AVM includes:
A highly accurate market value estimate for residential property nationwide.
The Tax assessor, indication of value, where appropriate.
Subject property information and sales history.
Comparable Sales analysis of like properties.
Estimated Market Value
Our Estimated Market Value uses a highly sophisticated technology also known as an AVM, (Automated Valuation Model). This is the same type of report that banks and mortgage companies use to make loan decisions. It is a highly accurate analysis, of both public record data, and computer decision logic combined to provide a precise calculated estimate of the probable selling price of a property. This is the most accurate technology report available on the market.
Home Values Nationwide (Electronic Home Appraisal) uses this same AVM technology to deliver a Complete Property Valuation over the Internet; it is highly accurate, and easy to use via any standard web browser.
Home Values Nationwide has the tools you need to determine property values. Now you can see the same home values, property data, sales comparables, and supporting real estate sales data that Lenders use to make risk decisions for mortgages, home equity loans, and credit lines.
A CMA is a Certified Market Analysis. This is typically performed by a licensed real estate agent and estimates the value of real estate for the purpose of SELLING. This analysis can be a very accurate and integral portion of the real estate cycle and considers a variety of factors in arriving at a conclusion. These factors primarily include a comparison of the property in question to sales of comparable homes; but, it also places considerable emphasis on the current competing market which consists of active and pending listings. By analyzing the current supply of competing homes and demand, in addition to properties under contract, the CMA can provide the homeowner with a reasonable expectation of what a home can sell for.
A Desktop Appraisal can provides a reasonable expectation of value for the purpose of FINANCING. In theory, the two value conclusions should be the same. However, they can often be quite different, with a CMA providing potentially misleading conclusions with respect to financing. Today's real estate market is largely driven by credit access and availability. As a result, the financeable value of real estate is more relevant and important.
The Desktop Appraisal is different from a CMA in that its predominant emphasis is on very recent comparable sales, with lesser influence from active listings and/or pending sales. The definition and determination of the comparable sale is based on very strict guidelines established at a federal level by Fannie Mae/Freddie Mac and further refined by lenders both locally and nationally. For an appraisal to be considered acceptable by lenders, sales adhering to these guidelines must be utilized and the value is subsequently based in large part on the availability and viability of those sales.
The Licensed Appraisers are highly trained both in the understanding of these guidelines and the appropriate selection of comparable sales, which makes the Desktop Appraisal a valuable and cost effective tool in assisting the consumer and lender with a reasonable valuation guide for the purposes of lending.
What is a Desktop Appraisal?
A drive by appraisal utilizes a similar process for estimating market value as the drive by and full appraisal without an interior inspection. However, the desktop appraiser must rely on outside sources for their information with no physical interior or exterior inspection completed. For example, the appraiser may check court records or a multiple listing service record to obtain the age, size, and other characteristics of your home. These records will provide some basic information to complete the appraisal. The goal of a desktop appraisal is to give a realistic view of your property’s market value without an interior inspection
What is a drive by appraisal?
A drive by appraisal utilizes a similar process for estimating market value as the full appraisal without an interior inspection. However, the drive by appraiser must rely on outside sources for their information. For example, the appraiser may check court records or a multiple listing service record to obtain the age, size, and other characteristics of your home. Although these records may not always be accurate, they provide some basic information to complete the appraisal.
What is a Full Appraisal?
Also known as the Uniform Residential Appraisal Report (URAR), the 1004 is designed for the valuation of one unit residential properties. Valuation is based on an interior and exterior inspection of subject property and exterior inspection of all comparable sales by a licensed appraiser. Available for use in Construction Lending, for FHA, Manufactured Home and Jumbo loans as well as REO valuations. Additional features include: Map of subject versus comparable properties, Building Sketch with exterior dimensions, Front Rear and Street photos of subject, and Front picture of all comparables.
Settling an estate can be complex and important job. Everyone lives a busy life today and as an executor you may be under pressure from the heirs to rapidly follow through with every step of the process. Each of our Home Values Nationwide products function is to relieve the burden of the valuation of any real property involved in the estate. All types of real property appraised for estate settlement: Including Single family; Multi Family; Farms; Apartment buildings; Multi use buildings; Condominiums etc.
I've known sellers who signed a contract to sell their house before they knew if they were qualified to buy another. Either their financial circumstances had changed since their last purchase, and they could no longer qualify for a loan, or they weren't able to sell at a price that allowed them to buy the type of replacement house they wanted. They ended up renting or buying something that was far from ideal.
Before you decide to sell the house, get pre approved by a lender you trust and research the housing market in the area where you wish to live so that you have a good idea how much it will take to buy a replacement.
Start looking for two types of real estate: houses that seem to match the one you'd like to buy and houses that are similar to your current home.
How do the two categories compare in price?
Can you handle the difference if you're planning a step up?
Call your lender to check the payoff for your current home mortgage.
Determine your home's fair market value. Using one of Home Values Nationwide property value products is a good start
Real estate commission if you use an agency to sell.
Advertising costs, signs, other fees if you plan to sell by owner.
Attorney, closing agent and other professional fees.
Excise tax for the sale.
Prorated costs for your share of annual expenses, such as property taxes, home owner association fees, and fuel tank rentals.
Any other fees typically paid by the seller in your area (surveys, inspections, etc.).
Real estate agents deal with transactions every day and can give you a very close estimate of seller closing costs.
Home Values Nationwide can point you in the right direction !!
PMI or Private Mortgage Insurance is normally required when you buy a house with less than 20% down. Mortgage insurance is a type of guarantee that helps protect lenders against the costs of foreclosure. This insurance protection is provided by private mortgage insurance companies. It enables lenders to accept lower down payments than they would normally accept. In effect, mortgage insurance provides what the equity of a higher down payment would provide to cover a lender's losses in the unfortunate event of foreclosure. Therefore, without mortgage insurance, you might not be able to buy a home without a 20% down payment.
The cost of PMI increases as your down payment decreases. Example: The cost of PMI on a 10% down payment is less than the cost of PMI on a 5% down payment. Your PMI premium is normally added to your monthly mortgage payment.
The decision on when to cancel the private insurance coverage does not depend solely on the degree of your equity in the home. The final say on terminating a private mortgage insurance policy is reserved jointly for the lender and any investor who may have purchased an interest in the mortgage. However, in most cases, the lender will allow cancellation of mortgage insurance when the loan is paid down to 80% of the original property value. Some lenders may require that you pay PMI for one or two years before you may apply to remove it.
To cancel the PMI on your loan, contact your lender. In most cases, an appraisal will be required to determine the value of your property. You will probably also be required to pay for the cost of this appraisal. Another way of cancelling the PMI on your loan is to refinance and to get a new loan without PMI.
In a divorce, there are many important decisions that have to be made, including "Who gets the house"? Usually the house is either sold and the profits are split, or one party can "buy out" the other. In either case, one or both parties should order an appraisal of the property. Divorce appraisals require a well supported, professional appraisal that is defensible in court
Attorneys and Accountants rely heavily on the values when calculating real property values for estates, divorces, or other disputes requiring a value being placed on real property. We provide appraisal reports that meet the requirements of the courts and various agencies.
What is it?
An appraisal is the most complete home valuation product available. It is the standard property valuation report used by lending institutions. An appraisal is a highly accurate opinion of value from a local, licensed appraiser. An appraiser will make an appointment to view your home and supply you with a written report that will include an opinion of value in today's market. Each report will also include comparable sales, formulas and the qualifications of the appraiser.
Who needs it?
An informed homeowner can save literally thousands of dollars on the most valuable investment that they may possess in their lifetime! Ordering an Appraisal in many cases is an important and wise decision.
Every appraisal is ordered for a specific reason. The following is a list of some of the reasons why a full "traditional" ,”desktop” or "conventional appraisal" is necessary.
A New Mortgage through a local bank or lending institution is probably the most common reason for ordering an appraisal.
2nd Mortgage or Equity loan: This type of loan is typically used for borrowing on the equity (the difference between your existing loan and the current value of your home). Again it is a good idea to check with your lender on weather or not you may order this on your own. By ordering an appraisal you may be surprised at how much equity you have in your home!
Estate sale: In the event of the settling of a family estate where real estate is involved it is an excellent idea to have an outside source place a value on any real estate. An appraisal is performed by a unbiased 3rd party who has no financial reward in the outcome. An appraisal in this case often times will settle any possible disputes.
Divorce: Again it may become necessary to avoid lengthy and costly attorney fees by having an outside source intervene in obtaining a fair market value. Using FullAppraisals.com in the event of a pending divorce will be very effective.
Insurance: In the event that your property has been damaged, an appraisal will help to establish the current "as is" value of your for reimbursement and repair.
Selling your home is an excellent reason to order an appraisal report. Although it may be necessary to hire a realtor to assist you, an appraisal will give you the objective opinion that you need when making the decision on a listing price. Sometimes realtors have a tendency to give the seller an unrealistically high expectation of value. This ultimately leads to disappointment and price reductions for the seller. Having a realistic view of your property value before you place it on the market may save you thousands of lost dollars otherwise.