Come to think of it, you're right. I had one with CC tho where I used a pending, then made a ton of comments. eML won't budge. I had one a week ago.....duet (attached), only two listings that were active. QC kicked it back. In the comment section I stated "only two active comps avaiable within 5 miles of subject". They insisted there was another active out there.....I guess I can wait to complete the order until another active hits the market...lol.

Not that I've used more then a few under contracts, I guess I've been lucky about the orders not getting kicked back. But then again, I explain it's the last resort. lol.

Had one of those the other day. I have valued a home twice in the mid 60's. A second agent came in at 22K, with dates between the other two orders. Of course, they kicked it back asking for a variance explanation.

Looking over the QCer's notes, it appears they at least tried to contact the other agent for THEIR explanation. That's a first, as far as I know.

I am about ready to pull my hair out! The subject is a home built in the 40s in a small non-conforming neighborhood, surrounded by homes built after 2000 in deed restricted subdivisions. So comps are VERY limited. Subject is over 2,000 s.ft whereas the others are between 700 to 1300 s.ft. So the comps are as limited as it gets. QC wants me to use comps that are closer in condition, GLA and age and under 2 miles. ummmh, sorry, there is nothing. She asks for more extensive explanation. Ok, I explain the heck out of it and resubmit. Then she kicks it back saying, the neighborhood is REO driven (I used 2 REOs and 1 FMV). What's a girl gotta do, if there is nothing, nada, zip, zilch?? Then comes the kicker. She kicks it back again, saying:"I really think you should take another look at online resources. It is listed for $ 92k on realtor.com. How do you search?" Ummmh, I search MLS by address, tax records and property history. It is not listed on MLS and I just checked realtor.com, it isn't listed there either!!!

Come on now!!

Um, try typing the subject address into just a google search.

J~

Have you tried Zillow? It is where some (or maybe all) of the companies I work for seem to get their info. I learned awhile back to check everything through Zillow before I decide on comps. good luck!

I was trying to find a nice way to say the neighborhood was trash. So I said it had a low level of pride of ownership. Clear Capital hit me back with fair housing blah blah.....I REALLY wanted to say that it was WHITE TRASH CENTRAL. Wonder how that would have gone over.....

Just got this email from Rhamed, RhaMood, and RhaMORON.

The above BPO requires revisions or additional information and can not be sent to the client for the following reason(s):
Canned Comments on comparables and listings are not sufficient. Detailed Comments are needed.

My reply was that I did not use a can I typed in the comments myself. This should be RhaFun.

Has anybody received the "form y" from EML?.........Are these two pages of requirements new?......suburban.... .50, Urban... .30.......Hello?....I guess all my comps are going to be rural in the future........lol.

Had a company QC me saying the area appears suburban rather than rural as I entered. I sent back an email with a link to the USDA Rural Home Loan program. Then said the US govt has indicated it is a rural location. I resubmitted the order as is, and haven't heard from them again.

And on top of that, the form wants *median* age in addition to the *average* age. Who is so caught up in wanting to know both the median and average age in the neighborhood?

I live in a town that, though considered urban, is so spread out. For example, I am on a half acre, guy across the street is .75, guy behind me is 2.4 acres, next to him is 4+ acres, turn the corner and they are all under .20 acres, but the one across the street is .5. Try explaining that and why your urban comps are over one mile away....ARGGHH!!!

Okay... So I guess from a QC perspective I'll give a heads up on how I look at areas and determine if it is urban/suburban/rural.

I usually use a fairly simple approach. I will click on the map and look at where the subject is at the first view that the google map gives (not zoomed in or out). If I can put my finger on an open spot that is not a house, street, park or parking lot, it's not urban.

Likewise, if the property is on .75 acres or more and there are similar sized lots, it's suburban not urban by my criteria.

But thats just how I look at things.

J~

The general way to determine suburban, urban or rural is based on population density, at least in the statistical and economic sense.
So, for example, if there is a town of 500 homes surrounded by lots of farmland, the town might be considered suburban by some, but really would be rural on a county or perhaps zip code basis.

Very true. It is a matter of perspective. I have a lot of reports I review that state 'Average' condition because it's average for the area. What the photos show is a boarded up property with holes in the roof.

The client however wants to look at it as a national rating system. So Average is the same condition no matter where the property is located.

The same goes for population density. My grandparents where from Harrison MT and they considered Ensign 'The Big City' However having a gas station, a couple houses and a post office in my mind doesn't quite qualify as I was use to Salt Lake.

So when I look at things from a QC/client perspective, I compare Urban as Manhattan, Los Angeles, Portland. I don't consider Eugene Wa, Sandy UT or Elko NV as Urban because I look at things from a national standard vs a local standard.

J~