Appraisal Valuation Process Cost Approach III

By
Real Estate Agent with Assoc. Broker/Broker ABR, SFR, e-Pro, @Homes Realty Group, Huntsville AL

Appraisal Valuation Process Cost Approach III

This post follows two others; "What Is An Appraisal" and "What Is the Appraisal Valuation Process Sales Comparison Approach", describing an appraisers initial planning and preparation for an appraisal and the first approach used to estimate value by comparing other similar homes.

The Cost Approach used to estimate a properties value can be used for any property but is better suited to new construction and special more unique properties where fewer comparable sales of properties exist such as, warehouse, schools, buildings of worship or government properties.  The goal is to estimate value based on cost of acquiring similar vacant land and constructing a similar building or improvement. 

There are four basic steps an appraiser performs.  First the appraiser estimates cost of construction based on either Reproduction cost; cost to duplicate the subject property exactly or Replacement cost; cost to build an equivalent improvement but not necessarily duplicate.  The later is generally used because it figures in current materials, building methods and technologies.  There are four methods of estimating reproduction or replacement costs and they are: The square foot method uses the cost per square foot of similar new construction and multiplies it times the square feet of the subject.  The unit-in-place method estimates current costs of individual building components.  The quantity survey method adds up the cost of each building material, installation costs, permits, builder profits.  With the index method, increase in construction cost ( in a given area) since the subject property was constructed is given an index number which is multiplied by the original cost of the subject to arrive at an estimate of value.  The square foot method is considered the most accurate.  

Next accrued depreciation is estimated (all depreciation that has taken place), there are three types of depreciation considered; physical obsolescence (wear and tear caused by use), functional obsolescence (out of date utility) and economic or external obsolescence (due to conditions or factors outside of the subject property) such as industrial zoning, airport noise, etc.

Accrued depreciation is deducted from the costs of construction to estimate the value of the improvement. 

Lastly, the land's value can be estimated.  Since land is not considered to depreciate the sales comparison approach can be used by finding similar parcels of land.  By adding values of these last two steps an appraiser arrives at an estimated value for a special purpose property using the cost approach. 

I have overly simplified this process to make reading a little easier.  For the purpose of this post, it is not necessary to go deep into detail.  Appraisers have a tough job and I only want to give the casually interested reader a brief outline of the process and approaches used by appraisers to estimate value in real estate.

Appraisal Valuation Process Cost Approach

  If you need a knowledgeable real estate professional in Madison or Huntsville Alabama area, why don't you let me Google that for you!  I also know outstanding agents in all states and Canada should you need help relocating to a new area.

 

 

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nick t pappas

Comments 3 New Comment

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George Souto
Your Connecticut Mortgage Expert
George Souto NMLS #65149 FHA, CHFA, VA Mortgages Connecticut

Nick, once again great information, and I don't think that you "overly simplified this process" at all.  You condensed all of the necessary information into a very understandable format for Buyers and Sellers to understand.

January 08, 2011 09:54 AM
Rainmaker
694,758
Debbie Walsh
Hudson Valley NY Real Estate 845.928.8000
Keller Williams Realty

Well done Nick.  Very easy to understand and great explanation.

January 08, 2011 12:15 PM
Rainmaker
933,515
Nick T Pappas
Madison & Huntsville Alabama Real Estate Resource
Assoc. Broker/Broker ABR, SFR, e-Pro, @Homes Realty Group, Huntsville AL

George-I'm sure you know there's much more to this as well as other areas of an appraisal...didn't want to put in too much or too little to be of value.

Debbie-thank you...your input is always appreciated.

January 09, 2011 01:59 PM
Rainmaker
933,515

Nick T Pappas

Madison & Huntsville Alabama Real Estate Resource
Call or email me anytime with your questions.
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