How can I tell how many bedrooms are in a property if it was never listed on the MLS?

There are a few ways to determine bedroom count:

1. Obtain info from local title company.
2. Obtain info from county tax assessor or appraiser.
3. Obtain info from county public records or building department.
4. Ask the client who ordered the bpo.
5. If a tract home in a subdivision you are familiar and you know the models that were built, you can typically figure out what model it is from looking at the exterior design. Based on that design, you would know that, that particular model was built with XXX amount of bedrooms.

Hopefully you have access to online or microfiche data.

The bedroom count isn't as important as you think. Most times you will be told to just estimate. That goes for the size of the home as well. Check with the company that ordered the BPO and keep records of which companies will accept estimated counts. Source One will pull a real quest report for you, but most other companies are pretty lenient.

If there is no prior MLS data and the information isn't listed in the tax records, I will consider similar size and model homes in the same subdivision and provide an estimate. I also include a comment that the room count was estimated.

I have one county that will not release tax records, so I just call and have them send me an appraisal as soon as I get the order. They almost always have an old appraisal and will send you the characteristics.

Aren't tax records Public Information??? They are every place I've been. I've found you can almost always find a similar home in the area that has an MLS record, unless it's a true custom home...

Outside databases can give that info, Propertyshark is avaiable for NJ, Los Angeles, Florida (Ft Lauderdale, Broward, Miami-Dade, Orlando, Palm Beach),Austin • Baltimore • Boston • Dallas • Houston • Philadelphia
Seattle • Washington DC
They are constantly adding cities. Also Sitex.com , check to see if is available in your area.

Yeah I think tax records are public too... as does my title company, all my colleagues and every other county I've ever heard of.

But Podunct County says they were sued or threatened with a lawsuit once and that they've thus decided you must have owners permission...and $20.

I'm sure it must be about privacy and couldn't possibly be about raising funds or eliminating coffe-break interuptions!!!

Anyway, you can't beat city hall...or at least I'm not willing to invest in fighting them.