Val

Well, so much for my "lag time program".....lol....just hate to put myself in that "assume mode".....

Does "send more orders" fall under "if you need anything"? lol

I've got one order to complete and get pics.....I guess this would be a good time to clean my home office and do some computer updating....been putting both off too long...I hope you and the staff don't have to work all weekend....will make next week very looooooooooong.

Thanks again. Val

Either BPO God or Val heard my prayer. Thanks Val...I got my onsie!! I'll put my best effort into it.

HELP!! My onsie is a condo and the order doesn't have a unit# in the address nor APN#. Will the only solution for me to wait til Monday?

Lin

Shoot Val an email.....it's my understanding they're working all weekend.....otherwise, she'll pick it up in your S.O.S. post...

Good luck

Thanks Jim. Just shoot her an email and a PM. Will wait to hear from her

Does it have a borrower name? Most of their order's usually do. You may be able to search by borrow name and street name.

I had one this week from them that didn't have the street #. Used the borrow name and found it quickly.

I working on my first order from AVM and have a question for anyone out there. The order is on a higher end property in a nice subdivision that doesn't have many resales. Order stated that the client would like comps within .5 miles and no older than 3 months old. I wend back 1 year and within 1 mile and only have 2 listed properties. I did have 3 sold comps but 1 I am not too please with, what should I do? Any advise?

jbt..yeah...I tried to look for the borrower's name also but it left blank so I guess I'll wait for Val or call the office on Monday..Thanks though.

Andrea those parameters given by bpo companies are what they want you to strive for in a PERFECT WORLD.

The reality is they are in an office somewhere and we are here on location.

Generally you can use comps that within plus or minus 25 percent of the subject.So 1,000 sq ft 3/2 you could use comps ranging from 750 to 1,250 and make adjustments.

As far as having to go back a year sometimes bpo companies want you to go back furthe rand other times expand your radius to find more recent comps or both.Either way adjustments will be involved. You might want to check the tax records for any fsbo's or non-mls sales.I usually go street by street in the tax records and look for sales.

Higher end homes are usually harder to do as sales are less frequent.What you would have to do with no sales is see how much of a percentage listing prices have dropped within the time of the last sale to get a gauge.When the numbers aren't so cut and dry and the data isn't available this is when market knowledge comes in. I usually do not take the difficult ones as the pay remains the same and my per hour productivity goes down.

Lin,

I figured out the property looking on some GIS maps, now my biggest issue is finding comps. The few streets in that subdivision are very new and everything around is is quite a bit older and smaller. I've gone out almost 1.5 miles so far.

Andrea,

I wish I could give you the AVM-type answer but it's my first AVM order also. Based on other companies I've worked with, if the subject market value is stable or appreciating, I'd expand my sold date to 1 year, comment, and make adjustments. If market is depreciating, I'd expand my distance, comment, and make adjustments. I'd take these steps only if the order is due before Monday. Otherwise, I'd call the company and ask what their preference is because each company may have different approach. Hope this help.

Val, got your PM. Thanks..I'll email Gina.

AVM usually prefers you stay within a mile for both sold and actives regardless of size, condition, etc..I've done some where the house is 3500sf, and the rest of the comps don't exceed 2,100sf. You may want to confirm this with AVM but when I have trouble finding similar comps, I use this alternative and don't get a kickback. Just go into detail as to why.

My experiences with AVM is they want you to stay within the .5 miles and 6 months as best as you can. They have even had me use comps that were more than 20% off in variance and just make adjustments in the addendum.

Of course if there are just NONE period... then I would call or email AVM and ask how they would want you to proceed. That way you don't do the work and then find out that they would prefer it another way

You can call Sally our QC manager or any of our QC analysts. They changed all the requirements recently because of the market conditions & it is not the same as back in the day when I used to review. Sorry I cannot be of more help but I am an expert on assiging orders & finding new agents when we need them.